You don't advertise or say "Hey Mr. and Mrs.

I would go to local meetups and meet other local flippers and see who they source money from.

@Kristine Ann  I used the term "traveling medical professionals" in the first week of my first rent-by-the-room/co-living MTR listing while waiting for input from a local real estate attorney on my legal document.

Talk to local and regional banks.

I once started to sue a local MLS but they changed their position as long as I was clear in the listing that I wasn't the owner of record but had an interest in the property I was selling and they didn't want to open a can of worms.To make it easier I just started getting a specific power of attorney from the owner on title along with a clause in the PA that allowed me rights of access, etc. and the MLS had no problem because it was really no different then say putting a probate property on the MLS

Owner put out a "feeler" on a local Facebook group and immediately got bombarded by inquiries. 

The basic steps would be: 1) Buy Land- (up front cost) make sure you can build what you want ahead of time by talking with an experienced engineer/architect familiar with local codes and regulations.

Talk to a mortgage expert and look up local property managers.

3) Check out some of the local meetups that you can find in this forum!

Raise the rents $1.50/mo, or sell more locks, or do more advertising.