But as of the last 6 or so months I seem to be losing direction.

I'm a 20x AirBnb superhost who realized I have more productive uses of my time than hosting directly.

I disagree with this. there are ways to get to 80% cash out and 0% origination fees and rate will be in the high 7s and you'll have a great experience @Alex PattonAre you a broker or direct lender?

look 1-2 hours away in every direction. 

Hey Maxwell,Find an area that you would like to farm and start sending out oversized postcards via the USPS's Every Door Direct Mail (EDDM). 

@Shannon Kiefhaber I can't give you direct experience from owning one but I can tell you from evaluating several that you have to be extremely careful with evaluating DG stores.

I feel direct mail is another great method.

The other option for value add is to do it yourself by approaching potential sellers directly via the phone, snail mail, or knocking on doors on main street USA.

@Matthew Drouin and many others have good success with direct mail. 

I invest in both direct real estate (via residential rentals) and syndication/crowdfunding passive investments.