It always makes me cringe when I have a brand new (zero properties) "real estate investor" on the phone explaining to me how they "underwrite deals"..Be authentic people, everyone can see through it. 

I've learned very valuable information from the experienced investors on BP - some of whom I've talked to by phone or gotten on Zoom calls and they have saved me from making offers on anymore bad deals. 

Even partnerships of the closest friends can fall apart, but putting that much trust in a stranger you've only met over the phone or maybe in person a couple times would not be a route I'd go.

It sounds like also I should subscribe to dealmachine and start driving for dollars, start a marketing list for direct mail, phone numbers, etc. of about 500 properties to market to at least 6 times.

Also, get leads on the phone as a first method of contact if you can.

Do they answer their phone when I give them scenarios?

In my opinion, this is much more effective than texting, which often feels like a constant game of cat and mouse with phone carriers.

Would love to get you on the phone and talk about your situation and possible options.

Pick up the phone!

You can do some sourcing yourself through facebook groups, wholesaler email list and and even picking up the phone and cold calling some home owners that may be tired landlords, doesn't owe anything and has built up some equity.With enough volume you should come across some solid deals that are worth closing on by the end of the year as you planned.