I've received offers by snail mail to buy specific houses of mine for years, but now I'm getting these personalized text messages from a local area code where the sender says something like: "Hi Steve this is Freddy.

Another seemed very irritated when he called back.One expired, who then called her (former) broker who then texted me saying her client (?)

I started by looking up any properties that owe back taxes so I may be able to find a motivated seller.

Send an email/text/call on the days with freeze threats. 

@Calvin Ozanick I have considered other markets but right now I am getting a 15-25% IRR on my deals that I am managing so I have no real motivation to invest elsewhere at this point!

(podcasts, books, mentors, meetups ,etc)- What would be something you would say to someone just starting out, to light to fire under the rear to motivate them to not quit and jump all in?

There are definitely deals to be had in the area when sellers are motivated.

Lower representation (conflict of interstate w/2 party, overly motived to get dual commission)2.

And remember actual practice of real estate is a bit different than what the text book goes over.

Also, bringing a high Credit Score helps a Mentor because you can participate in a partnership or Joint Venture.4) Motivation - I find this to be the hardest to verify.