The Cares Act is even allowing people to draw funds from retirement which is insane. 

If they are leaving valuables out in the open, leaving windows unlocked, or not drawing blinds, it is a red-flag.

Our company manages hundreds of properties all throughout DFW and North Texas, pin pointing that "money spot" region is hard.

I would probably look for some more affordable areas that will likely draw younger people for future growth.

Is it best if know the homeowners are in preforclosure to mention it to them while on phone or in person or to draw that information out if them and go with a regular introduction?

Those same people also tend to put tons of money down on "Quick Draw" lotto games while having lunch at the bar. 

I'm sure outbound does work great for people, but it seems so pushy, when you can draw warm leads in with other types of marketing, but I guess its best to do a little of both?

Have the seller put the equivalent of the rent you will be foregoing while waiting to evict into an escrow account that you can draw from monthly to make up for the missed rent. 

my first flip was 12% with tons of fees.  250 per draw 2draws.

Usually you send out a LOI, negotiate terms and then reach out to the lenders (who you have already spoken to) and review who can offer you the best product and then your attorney draws up PSA and you start due diligence etc.