Companies are sending out mass mailings and cold calling these individuals ( at least in my area ).

This could be making cold calls, helping them at a project, or maybe utilizing your technological skills to help them upgrade their business.  

You should start with driving for dollars and cold calling.

I don’t know if too many women or men that would like to have their feet touch a cold floor in the morning.

You can find investors in your local REI groups, online, and even cold calling. 

Though I am cold calling about 100 people a day to try and source off market deals.

You can start making cold calls. 

Side note: Going about finding my own deals is obviously preferred and I do all of the suggested driving for dollars, cold calling, etc. 

You stated that you're new, when it comes time to pull the trigger on purchasing a property will your investors follow through or get cold feet?

Probably won't happen, but there are reports of lenders being more strict during COVID.I know one guy that had this happen roughly a year ago, however I can only imagine the potential bad press a bank would get for doing this right now.