You have some good comments above but I would also suggest to try some local real estate meetup groups.

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

Unless you use a local professional familiar with the market, who you trust, best way to know a good deal is to study the market.

Go to small local/regional banks NOT national ones.

For starters, I recommend to begin with a single family home or if you are looking to start locally, do house hacking. 

Accessibility and local knowledge above everything else. 

Having local family gave me a built-in support system, market familiarity, and the confidence to manage a property from a distance if needed.

More than 5 days late (or whatever your local laws consider late), give them notice. 

Unfortunately, every state and every locality has different laws and what works in one location doesn't always work in others, so you have to be very careful about the 'free' advice that is given in online forums. 

Are you focusing your efforts in/around your local market?