Is it okay if I DM you and pick your brain further on your strategies? 

I don't have any great resources for this as these are just things I've just picked up while doing deals.

When someone is ready to sell, they will find a wholesaler who picks up the phone.On the rare occasion I do talk to a wholesaler, I just ask to be added to their buyers list.

Show up with the tools that matches the offer: "I can pick up the trash at x address (knowing he has a problem there) and you have a broom and black garbage bags in hand.

Well they paid this one man to pick up trash during the week and go around and draw lines for parking spaces or fix anything that would break in three small food area that they also offered if customers got hungry or Thirsty.

If anyone has a web site that is good for picking good deals or an agent that is welling to get in this type of deals I’ll be more than happy to know.

Save up.Perhaps, if you feel the urge and are comfortable with higher risk, you can use the money you have now to advertise, sending yellow letters to distressed property owners in the hopes of picking up a place below market value using hard money and rehabbing it to refinance cash back out, but it's not always the best idea to start with a complex purchase with tons of moving parts before you've jumped in the game the traditional way.Best of luck, whatever you choose to do!

This limits the pickings.

Many investors pick these coverages up by default when they hire their first in house employee.

Just pick a percentage and write it into the lease.