I recommend finding ones who are licensed, experienced in house flipping themselves, don't allow JVs,  and are actually selling to end buyers instead of other wholesalers. 

Quote from @Justin Brin: I created a heat map showing the population changes in each state over the past five years (2020–2024).The states experiencing the largest population increases are Florida, Texas, Utah, Arizona, and South Carolina.

With an owner-occupied loan, you can buy a house with 0-5% down and get 30-year fixed rate financing so you're not dealing with adjustable rates if rates go back up and not dealing with a balloon payment in 6-24 months which is plenty of time for an experienced investor but not a whole lot if you're new. 

Whether you’re an experienced investor or just starting, understanding the dynamics of JVs can help you grow your portfolio and achieve your financial goals.1.

There are some great on-line real estate courses, and I have found the information within them has really been helpful for my investment business.

What challenges or successes have you experienced?

Does anyone do an online application?

As a GC, real estate broker of 25 years, and an experienced flipper, go with the cheap method.  

If you have experienced similar difficulties, I encourage you to consider collaborating with me.

In terms of deal flow I would reach out to a couple of wholesalers, agents and join some local investor groups either on Facebook or online local community to start.