The fact that she can swing a hammer, and then contractors seeing what she's already done on her own before they show up, I think helps her out a lot with those guys.She's always sending me crazy scenarios and asking if I can do it or if she needs hard money.

I'm sure this topic has probably been hammered to death, but how does one go about finding new deals, especially ones not on the MLS?

A simple sledge hammer will work.  

I was surprised to see a couple of comments claiming that the people buying for CFs will be doomed in few yrs although history tells us that those were the only ones that survived the storm while guys banking on paper appreciation were foreclosing in droves  during the GFC all asset class's got hammered  MF  syndications commercial  SFR rentals  EVERY one of them..

Are you in Chicagoland @Lucas Hammer?

Remove all imperfections... hammer nails all the way in, sand the rough spots, etc.

This has been hammered away at in other threads.

I explain that I need to hammer out the rehab budget, need competitive bids from GCs to hit the ground running when I buy, blah blah.

As you know Texas and Florida just got hammered by Hurricanes.  

If you are directly supervising the rehab (or, even worse swinging, a hammer) or are the face of the LLC, and something goes south, you are going to get sued.