I have a feeling i can start something with some people we know and I always network when I can, so that could add more likeminded people. 

There are a lot of people caught with their pants down on readjustment. 

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

So I'm good at finding people.

I recommend people only sell if (a) you can invest the capital in something that performs better, or (b) it aligns with your goals.

There are plenty of people looking to deploy cash into real estate but don’t have the knowledge or bandwidth to run a successful flip or BRRRR.

I have bought several places from people who did hard money and could not complete the project before they ran out of funds. 

Thank you James, you’re right, it’s so much easier dealing with the right people who as you stated, shoot you straight!

It's slower, but patient people tend to make wise investments.

I've seen some people house hack a single family home by renting out the rooms, but keep in mind that traditional lenders would not be able to use the income from renting out the rooms (known as boarder income) towards additional income on the application.