You might consider Niche or Specialized Housing like student housing.

I also like reaching people with unique names through facebook and send them a message about their house.

In regard to wholesaling, Orange County isn't the easiest to work that niche, as property values are very solid, so there's no smoking hot deals to speak of. 

I love the feedback about NNN, not that I am afraid of hard work by any means, but if I could start my career with NNN, and make it my person niche I think that would be pretty legit.

Welcome to Bigger Pockets @Brooke Robinson What niche will you be focusing on?

My name is David and I am brand new to the real estate investing/wholesaling niche.

I am looking to buy and hold at the moment but would be open to other niches.

Welcome to BP.You have a unique name.

But honestly, even if you rarely attend their events, I think their membership benefits make up for the fees pretty well (and both have some pretty unique member benefits).REAPS is the largest nonprofit REI Club in the Northwest, but it also has a lot of guru sales pitch (although REAPS does a good job of knocking down their price tags).  

I think it will be unique to every deal which is why I wanted to contact owners with 100% as it opens up more options.