You can do some sourcing yourself through facebook groups, wholesaler email list and and even picking up the phone and cold calling some home owners that may be tired landlords, doesn't owe anything and has built up some equity.With enough volume you should come across some solid deals that are worth closing on by the end of the year as you planned. 

A good friend of mine in Tampa got his claim rejected for “pre-existing” damage, but because he had photos and videos taken just before the storm, he was able to prove otherwise and get his claim approved.File Your claim Immediately:In Florida, you have only 7 days to report a claim after discovering damage, so move fast and keep a detailed log of every interaction-every phone call, email etc.

I already live out in the country so cell service isn't great, but then they lost a number of cell towers and since internet was down just about everywhere, the cell towers were overloaded.

Do you have a phone number or website for Route Operators?

He literally harassed me over the phone after I told him multiple times that I wasn't loaning him money. 

If it is wholesaling, typically it is doors knocked, mailers sent, phone calls made.  

They put 100k here plus here and there over dozens of deals and hope the portfolio average stays positive over time.I know I deal with very wealthy people on a daily basis and have talked to thousands of millionaires over the phone through the decades.

I would bounce this off of a local R.E. attorney, it's worth a phone call.

Is this agreement via phone text valid?

I predict it is a part time to full time job on the phone and searching Zillow etc to get an occasional deal maybe at best once every month to as far apart as just a handful a year.