Good morning BP,I have searched all through the wholesale forums, along with the "flipping contracts" discussion topic and put together a 9 step plan to wholesale contracts while Driving for Dollars, from what I learned.

I'm aware of driving for dollars and craigslist but still looking for another effective way. 

I lost a house in Black Rock. did not enter a bid fast enough. but I have been looking at the places you mentioned and I'm learning about the areas by driving around. thanks again .

Drive Dryad, Nebling, and surrounding streets before pulling the trigger, and see what flood insurance will cost.

Don't drive your typical military mobile (stupid big tricked out truck or souped up gas guzzling hot rod).Max your TSP.

If you measure the totality of your investment, mean cash flow, debt reduction, appreciation, rent growth etc you will always make more money in the areas of high demand like DC, Boston, Seattle etc than you will make in a pure cash flow market like you will in the mid west.There is always the possibility of your rate going higher, but thats the trade off of a lower rate with the arm.

I've had the most success by just driving bank to bank and talking to each manager or loan officer.

I also use Google drive, so all of the property documents, rehab plan, invoices, etc. are accessible for the investors to view and a spreadsheet on google drive with the property financials and weekly updates. 

There would be some driving, but nowhere close to 100%, I expect.

If I can buy a property in and around LA area (or even 2-3 hrs driving distance) and then both live there (im single, so very basic needs) and use 75% of the property for short term rental/airbnb etc, that would be ideal.