Stay healthy, stay away from bad people.Some ideas to find the deals:walk/drive neighborhoods, look for neglected propertiesadvertise, newspapers, radio, pass out flyersWrite a nice letter to landlordsWhen housing court starts up again, meet landlords there - chatCall and visit owners of Expired Listings - make offersBuild a relationship with a few Realtors, offer to pay them a fee (3-5% of purchase price for unlisted buildings) for presenting your offers to FSBO's and expired listings (auto pilot investing) The purpose behind this is to open negotiations with sellers, I always offer well below their asking price BUT IN WRITING hand delivered by an agent (you save time, cost of gas and you increase the odds of finding a fat equity deal)Study Real Estate Control techniques; delayed settlement, assignment clauses, all types of options, hybrid or JV with sellers, repair consideration with possession (known as front porch offers) use one of the 21 proposals for seller financing (the best highest leverage financing you can get)My LOCK-DOWN has proven to be profitable, I have time to network and develop clients nationwide to mentor/partner transactions.

Syndications allow you to leverage the experience of an operator with a team already. 

We live in California and, to your point, we see great potential in “virtual wholesaling” in a less saturated market and leveraging digital marketing to scale.

Yes, that was the 'limitation' I was describing on my post but I don't plan on a cash-out refi but Im just trying to gather info to BRRRR leveraging funds out of my SDIRA.Appreciate the prompt feedback.

@Brian D Gleason  I'm a leverage guy.

I remember back in 2007 when real estate was booming -- but borrowers were getting no-doc loans and people without income or assets were leveraged up to their necks.A couple years later, everyone was saying, "I'm not sure how it wasn't obvious to everyone that the market was broken and it all had to come crumbling down?"

Leveraging the former buyer's experience, we were able to get this one under contract below listing right from the start and include agreement for the seller to address some repairs right from the get-go.

Leveraging the former buyer's experience, we were able to get this one under contract below listing right from the start and include agreement for the seller to address some repairs right from the get-go.

Also if you have leveraged any of the city ordinance such as TOC to increase your density, your newly developed could also be subject under RSO and ELI/LI rent cap. 

Proper documentation doesn't take much time with today's camera technology and a few minutes of documentation will save your bacon!