I certainly can see how this all happened though Guru's charging folks how to be a synidcator so lots of beginners.. then of course competing offerings and knowing how investor gravitate to the highest returns without really understanding the risks etc.

The good subs in your area will likely have plenty of work already and may not even return phone calls.

All offers and contracts where you act as the principal also need the disclosure.

Steadily does not offer insurance in Florida

I have already met with and spoken with a couple through my current work (both active and recently "retired") that didn't seem all that eager to get into the topic, or interested even offering advice beyond "I wouldn't recommend it."

These are great programs to use and NY offers a few as well as a couple of Nationwide DPA's and grants.

Last but not lease, start writing offers and don't get stuck in analysis paralysis. 

How I would go about it is bring a deal to someone ( a friend or colleague) that I knew had money, offer them the terms I have in mind and continue until I find one.

You aren't required to offer a loan mod prior to foreclosure.

Ask the seller if they can offer seller concessions to help cover your realtor fee.