Direct mail, bandit signs, social media, classified ads, and SEO are other ways to find leads.

Plus, I have only been sending to around 1000-1500 homeowners every 3 months - nothing too crazy.My offers have all been too low for these homeowners to accept.

How will your lender accept late or defaulted loan payments?

The 2 properties that I had the offer accepted on that were steals ended up having Oil Tank issues when we did inspections.

To answer your question though, wholesaling is getting a property under contract (your offer on a property is accepted) for under market value and passing the great deal to someone else for more money. 

She said the listing was going to be for 170k. i ran my numbers and the best i could pay is 138k she tells me they would accept.

With the apartment building market as hot as it is right now, I think sellers would rather sell outright or with seller financing instead of accepting a MLO offer.

(Keep a few bucks in your pocket so that you will be able to accept any reasonable counter offer).

If the seller knows your credit qualifications have passed through underwriting and all you have to deal with is underwriting the property you'll stand a better chance of getting the seller to accept your offer. 

One condo owner did not accept the repairs of her plaster ceiling and walls which were damaged by water in her Dining rm.