I'm motivated to go this route and I will do it.

What are your motivations for lending the money vs buying your first property? 

Your only focus right now should be on finding motivated sellers. 

What's the sellers motivation for selling?

Demand, location, positive cash flow whether you are financing it or not, area growth, amenities, repairs, seller motivation, is it in a flood plane  economical pluses or minuses, property age, layout, historical issues, future projections, neighborhood issues, weather issues that are negative or positive, distance from an existing public protection, if provided, storage area, and property taxes. 

Get a motivated seller that has an off market property.Get it under contract, assign the contract/ (or for all you wholesaler haters: buy the house and sell it immediately ).I don't know what some magic wholesaling book will do for you.

I tried to call her and text her and left messages concerning letting them in.  

The new rule from my wife is text before going in and I have 15 minutes to be out before she starts calling. 

You came to the right place to learn more about real estate and connect with other motivated investors.

You could circle prospect, call expireds, farm, door knock, direct mail, hold open houses and invite the neighbors, contact sphere of influence, text circle prospects in mass.Bryan Casella has a great open house game plan where he invites homeowners.You have to see what works for you in your market.