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

I'd recommend doing some research into the markets.

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.

We’ve had great success with our listings, regularly achieving 5x the market average ADR on Airbnb and receiving frequent offers from local realtors to purchase.We’re now considering scaling up with a new project and have been approached by a friend who’s interested in partnering with us, providing financing for renovations.

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

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.

If you are in the process of entering a new business, such as real estate investing, those start-up expenses are generally capitalized and can be amortized over time, but they cannot be immediately deducted.

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

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?