You can do some sourcing yourself through facebook groups, wholesaler email list and and even picking up the phone and cold calling some home owners that may be tired landlords, doesn't owe anything and has built up some equity.With enough volume you should come across some solid deals that are worth closing on by the end of the year as you planned. 

These tend to be very comfortable, "Oh let me add you to my email list" conversations.  

Private lenders, often individuals or small firms, are another option.

Most areas of the metro you can rent to an individual for $800+ month / room and even more than that if you're renting a room and private bathroom. 

I check market EVERY morning and email out deals I see as good to my clients as well as run my opinion on the stuff they send me.

I get so many wholesale deals emailed to me and almost all of them are priced higher then what a good negotiater can get off the MLS.

As a Private Money Lender, I had the resources available to broker a short term loan to buy, fix and hold.

How many phone calls and emails to track the new parts that were needed yesterday?

Rents increase 5% annually on average here.My mom is excited about the opportunity and is willing to contribute her 401k towards the 15% down payment on a hard money loan or less if we find private financing.

Once I confirm income and rental history, Rent Spree invites the applicant to apply via email and the applicant pays for the cost of the screening.