As you would expect I have plenty of questions like how to build my buyers list?

I have also tried new western acquisitions and other wholesalers, but the whole "cash buyers only" and "hard money lender needed at ridiculous rates" and "the market is so hot, you won't have time for proper inspection" and "awesome 3/2 in Plano for 150k, ARV 450K" is a little too much for me to handle...Best part was an agent sending me CMA for a property that were all cheaper/sq ft on a property I inquired about, and said it was priced appropriately.

Should I find cash buyers first before I make a deal or put the property under contract and then find a cash buyer?

Just as I'd prefer to blacklist them as a renter and/or as a buyer, I'm sure the feeling is mutual.

I just saw a first time home buyer rate of 3% down. 

So long as you can streamline the experience for the end users, be they the listing agents or the buyers, then I think 100% virtual can work.

Trial and error.....link up with a few of them in your area, get on their buyers list and start looking at the deals they send you.

I need an end buyer who can close quickly n an attorney I don't know the legality of my purchase agreement  . the deal is in Marlboro Ny 52k distressed foreclosure I want to put it under contract for the 52k he asked and sell it for 10,000 so assign it for 62k ...

This is what I have come up with for myself.I am going to specialize in FSBO properties, buy and hold/flip investors, facebook ads, and FB group posts for buyer leadsI created a pretty lengthy "how to sell your home" guide for FSBO properties, I plan to stay in front of other agents by actually knocking on doors, and delivering the guide to them in person, and then using that to set up a follow up appointment when I can deliver a free CMA. 

The above has been my experience on several short sales in Florida, representing investor-buyers as an agent.