That being said, I've definitely signed leases for properties that were on the other side of the country and I didn't get a chance to physically see them before signing the lease.

I'd still venture your online ads might be more beneficial, but NOT having physical signs means you're not getting the foot traffic. 

The original poster's easiest route would be to have the owners of those titles request a lost title from the DMV, and then once the DMV sends them a physical title, have the owners sign them over to him.

If you're still not having luck sourcing a wholesaler, your next best bet is to network and connect with an investor-focused real estate agent.

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

Quote from @Antoine Black: I have a house that free and clear and I'm trying to tap in the equity can any one help  Hey Antoine, As Mike stated, your best bet is a local credit union.

It is a complimentary strategy to pull some of your money back out and hedge your bet.

However, it's a safe bet that these respective areas will continue to appreciate steadily for the reasons noted.

Your best bet is to find and contact all of the top local wholesalers and go to work for one of them and see what they do right and wrong and see if it's even a business you like.

Haha I bet there's been some crazy stuff out there but the one's I'll put up will definitely of better quality and insulated.