I'd recommend doing some research into the markets.

@Hares Najand in a lot of markets including mine it is customary for the landlord to pay the water and sewer bills.

Any advice for finding / approaching owners for off market deals? 

The problem here is it takes 6-8 weeks to close, and in the LA competitive market, that is too long to be competitive with other bids.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

You need an experienced attorney who deals with tax deeds to get you title insurance and a marketable deed. 

If you are using their money for a down payment, are you really planning on renting it to them in a traditional sense or simply having them pay for the mortgage, insurance, taxes, etc (ie you won't be renting it at market value more you are buying the home for them and they are making all of the payments and repairs?

@Robert QuirozThe landscape has changed in all markets and the days of easy BRRRRs, 1% rule, 5% down, low rates, and strong appreciation are over.

So use the tools of the internet to show people that you are a savvy business person, and you will start attracting capital versus chasing capital (but you need to chase first).

Hello Friends, What websites and criteria do you'll use to find new markets?