Hi Derrick,Welcome to BP, this is a great website and resource for all types of real estate investing.I suggest you do a lot of research here, do not spend a lot of money listening to coaches, it would be much better to put that money to work and learn from experience.As Jennifer S. said, there are many real estate clubs out there, visit them, select your favorites and meet other investors working your area.

In this type of increasing market with increasing rent rolls,you should, as a rule, expect to earn back 100% of your investment within 8 years (if you spend $100,000 on a home, you should aim to make $12,500 a year in rent meaning you could collect $1040 or so in monthly rental rates.

Once you are well-qualified, you'll find agents are more willing to spend their time with you.We also look for people who are willing to make reasonable offers on homes.  

I am about to jump into the "pool" of direct mail marketers...yup, as the distressed property owner sorts through his mail, over the trash can looking for utility bills....and throws away all those yellow letters etc....I'm actually going to spend some hard earned money to be one of those letters....with the hope that someone on my mail list chooses to open the letter, or read the postcard and call me to see if I can help them out of their financial situation.I've asked a lot of questions....watched videos....read articles...and given it a lot of thought.I need a list that I can mail to on a consistent basis..I'm thinking once a month for six months...then move on to a new list.The criteria I plan to use:single family and multi family propertiesowned for at least 10 yearshave a trustees sale notice recorded within the last three monthsMaricopa CountyIs this a perfect list?

This also influences what I pay and spend on rehab, as well as if I refinance 70, 75 or 80 percent LTV. 

Spend a load of time on cregslist looking for similar properties in like locations, that are all rehabbed and see what they rent for... $50 a month would cover the cost of carpet and paint rather quickly. 

The few properties that have seemed promising to me have sold so quickly and at such ridiculous prices that I wonder if I should even be spending my time in MF right now.

In general you make more by spending more.  

But best thing truly is to spend all waking hours you can on realtor.com or somewhere looking for stuff and have agents searching for you. 

Right now it seems you need to continue to try and spend more time with you're old real estate friends, read more books,  and listen to more podcasts.