You can do that via direct mail to targeted lists, driving for dollars, and many other methods, but all must be done with care since you are licensed.

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris lawsuits and/or Morris Invest lawsuits for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.

Sending out Loan Mods but never following up and explaining the terms to the borrowersSending out the Loan Mods via most expensive overnight courier and charging you for itTaking 2 months to get out a demand letterOn "Client Managed" loans, emailing you to tell the borrower to send checks to their new address, even though they are charging $55/mthCharging for Payoff statements and other items on loans in Foreclosure that are Client Managed, whereby they do absolutely nothing and still charge $40/mthIssuing incorrect 1099's where interest from the year before was included.  

I agree - you need to establish relationships first via good work,  then move from a transactional deal to a trusted relationship. 

It's a tough lesson but alternatives would be hard money or private money for two years until you get two years of tax returns filed where you've actually proven you can make more via commission and then get traditional financing. 

Own a single fam home that we live in, and trying to build equity via early payments and forced appreciation by doing upgrades by adding sq ft, a bathroom, etc.Once completed I was going to get a home equity loan to pay for a rehab investment property and do BRRRR.  

I have learned so much via these channels and will hopefully be closing on my first property soon. 

Via FHA What was the outcome?

If $300,000 cash fell down from the heaven's and landed in my lap, I would buy up as many single family rental properties I could with at least 30% equity after I rehab them.

I was able to purchase a home from 2000 miles away in Indy via a realtor, perform a property turn and get it leased for 16 months in the dead of winter.