I have some experience in wholesale transactions, but given my licensing and current circumstances, I'm leaning towards listing distressed owners' homes instead.

Typically, the process is the same at the front end in that you need to find something that has some sort of value add or distress so there is some upside.

However, if you have a distressed home, physically or financially, then they may be your best option for a quick close besides a flipper like me.Good Investing...

I recently walked a distressed property being offered by a wholesaler.

I funded a few distressed property sales, the investor had skin in the transaction, my money came in last, my funds never left escrow and I was paid back through the HUD-1 (closing settlement statement).  

Then I'd buy some properties in growing areas that fit your risk profile with as little or as much down to make it flat to intrinsic(DSCR 1.0 to 1.25) via MLS or distressed and fix up(time consumption being a factor) and go deeper into these areas than wider in your reach.

I only buy distressed/REO/mismanaged, so I never expect to get any numbers except current rents.

In Florida:  HOA investment programs give the investor tremendous leveraging power in purchasing distressed homes.

You can find distressed off-market duplexes under 120k and SFH under 80k in B to C-class areas.

But that's where the distressed sellers are found.