I do this actively networking with other investors, sharing content on sites like Bigger Pockets and Think Realty magazine, and building relationships with referral partners like wealth managers.Finally, you have to have the best people working with you from your lender partner, to your property inspector, to your property manager, to your insurance partner, and asset protection and business attorney.

For the record, I receive ZERO compensation for making this referral!

Is there a full-sized gym nearby that would be willing to waive their start-up fees for your residents in exchange for a referral from you?  

:)Chances are you won't find anyone on these forums that have actually used them, but best of luck.I would ask them for client referrals.  

Which do you think will be more competitive, buying from wholesalers or your own referrals?

Mark Zinman has been a steadfast resource/volunteer for AZREIA for years for LL-Tenant Law related situations.You can also try Jim Whitehill as a catch-all for RE needs; I've seen his name come up a lot in local Realtor forums when folks ask for attorney referrals. (520) 214-8779

Your best source of connections in the real estate investing world are right here on BP, through other realtor referrals, and from meetups and investment groups. 

If you'd like some referrals I can send them over to review 

So 96,120 gross income lets say 10% expenses (they will add back in depreciation, taxes and insurance) = $7,209 a month x 45% = $3,244 will be your max PITI payment allowedI have a fantastic lender referral, @Sam Sharp, who is also an investor himself. 

These typically don't (or aren't allowed to) advertise publicly and work by referral.