Do not miss that San Diego's appreciation is far greater than the high cash flow market's cash flow.Most investors over value the initial cash flow and fail to fully evaluate the other sources of RE profits.Good luck

@Jeff Hudak, I'd also be sure that your main source of financing is OK with financing the DP as well. 

You can use Zelle and Venmo, but if the source of money is income, you need to claim as such on your taxes.

The Days on Market (DOM) figure for single-family homes fell from 51 to 29;Total property sales increased 1.6 percent with 11,285 units sold;Total dollar volume rose 16.9 percent to $4.0 billion;The single-family average price increased 13.4 percent to $372,408; The single-family median price rose 13.3 percent to $300,000; Single-family homes months of inventory registered a 1.8-months supply, down from 2.4 months year-over-year and below the national inventory of 2.6 months;On a year-to-date basis, single-family homes sales are running 15.3 percent ahead of 2020’s record pace and 21.6 percent ahead of 2019.Townhome/condominium sales rose 11.7 percent with the average price up 12.1 percent to $240,994 and the median price up 17.6 percent to $210,000;Single-family home rentals fell 8.2 percent with the average rent up 9.0 percent to $2,115; Townhome/condominium leases fell 1.8 percent with the average rent up 6.3 percent to $1,793.Source: HAR

I went with PM #2 after receiving a recommendation from my trust worthy source.  

They can be an invaluable source for networking with the right people. 

What are a couple of the best strategies these days for sourcing my own direct to owner leads/deals?

What are a couple of the best strategies these days for sourcing my own direct to owner leads/deals?

You will also need to find the source before the remediation - and be certain that your specialists can solve this problem with some degree of certainty before undertaking the removal.Is it worth the aggravation and the permitting process ...btw, check to see if permits are required by the town or county.Much success!

I suggest consuming as much information as possible via these sources.