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.

If you’re motivated, go for a small apartment building!  

The return is lower on the duplex, but I get to pick my tenant and never have a text about "rent will be a couple days late this month".

I brought market knowledge and access to the table and we talked off and on for a couple months bouncing ideas and strategies off one another, sharing deals and leads.It wasn't till some months later i got a random text from one of them saying "hey have you ever thought about partnering up and making a real go at this?" 

I have heard (from a hard money lender, so he is motivated to encourage me to borrow hard money) that it's much easier to get the refinance at the end of a BRRRR deal if the property is finanaced for the purchase vs using cash to purchase and rehab a property.  

You sound very motivated to make things happen for your family.That being said, your efforts would go a lot further if you allign yourself with a team of people with similar goals.