Since 2017, I've been trying to establish a passive income.

@Adam Craig to "yes and" what @Jason DiClemente said, with your deal volume which can establish a pattern of track record under certain conditions/approaches, lessons learned, strong relationships that give you an edge with sourcing or value-add...making a case should be very doable for you to private money investors. 

I don’t buy into the MLS when it comes to renters.Also, when I have been contacted by a realtor the client is usually in the process of looking for a house and wants a rental to get established in the area.

We have found it is better to establish systems during the good times, and they will carry you through the tougher times. 

Starting out it can be tricky I'm sure but once established it might become easier :) 

I recommend you analyze a minimum of 100-200 deals to establish a baseline.

My financial advisor suggested a cash out refi but only because he errs on the side of caution as he lost his real estate lending business back in 2008 and likes the lower risk of a fixed interest rate.

You can JV with people like me or other experienced people in the DFW who will partner with you on your first couple deals, walk you through the process and lend you their credibility until you’ve established your own.3.

As a wholesaler, do you have an established or predetermined criteria that you use when looking for properties?

@Jerryll Noorden is my SEO advisor and he is the best but wholesaling has more parts to it than just SEO.