I’m an agent myself so don’t worry it’s not a knock on them.

Social media, door knocking, open houses, and a ton of other ways can help get you there. 

I'd say best bet is have the lenders you have researched and want to go for all lined up and have your docs downloaded and ready and knock em out.

You simply can't take your seller's word for those things, ever.There is nothing stopping you from legally going over there, knocking on the door, and having a conversation as a private citizen with them before you close.

I'm talking about knocking doors, talking to everyone you see, tracking down 12 heirs in 4 different states so they can sign an affidavits, and much more.If you aren't wiling to do those things then it wont work for you and you should check out other avenues to get into RE.

Never had any problems (knock on wood). 

Go back a few years to expired listings, if you see something you might be interested in track it down and see if they still want to sell.Be active, know your numbers and don't hesitate when opportunities knock.

We're still finding deals in the city limits with door knocking. 

Back in the 80s, it was commonplace for all kinds of people, including law enforcement, to hire them to harass people they didn't like.I think in this day and age, you do that and the feds knock on your door.

As someone who gave wholesaling a knock and really cared about the numbers, usually all fees are included in what you're already said to pay.