@Ayyoub Reza nonrefundable and do NOT call it a deposit.Then you can always choose to refund if you desire.

Direct call/contact or work through realtor? 

I’ve called from 4,000 + miles away and dealt with a problem by calling a plumber and getting it done right away!

cold emailing/cold calling?  

The best way I've found to build a solid investor list is by calling SOLD FLIPS in the area where you have a deal.

@Xin-Ran JiangI would just start calling lenders. 

There's a Facebook group you can join just for PMLs called Lend2Live: A Private Lender Collaborative. 

@Manuel MungarayOne thing to remember when you are getting into RE investing is to have your team of people or as Brandon Turner from the Bigger Pockets Podcast calls it your CORE 41.

I would have to agree with all of the people that have replied to your post, and I think you may be  referring to other people's money" There is a reason that they are called private lenders, their qualification approval guidelines are based mostly on the amount of money one puts down.

For instance these are what I call executive properties with many top of the line extras, in a prime location, and they were compared to older out of date homes in areas that are ghetto and gang infested.