I figured from the get-go that it would  be more difficult for me as a first-timer without the contacts of a seasoned investor and what you all have said confirms it, but I'm in it for the long haul so I just have to look hard and be patient.

Contact Steve Chader at TCT Property Mangagement Services. 

I usually search for properties on my own and contact the owner via door knocking or sending them a hand written letter.

Not suggesting you don't do these things, but no one is going to make you if there's no lender involved.The best way I've found to get an estimate of actual closing costs is to just contact whoever would handle the closing and ask them for a ballpark estimate for what the typical costs are. 

To me establishing those contacts is a long game.. and when I start with Dan ( my banker ) he had just started his career at first interstate.. then they got bought by Wells I followed him there.. then he went to a local regional I followed him there then he moved to a smaller local bank were he is now head loan officer over all the loan officers in the bank and on loan committee .. when I go to the bank I meet with the president or at least say hi and will go to lunch with him and the head credit officer.. 

I would love to make a point of contact with any investors or agents in the area to gain some more knowledge about the market.

Typically, one of the best ways to find cash buyers is to contact someone who runs a REIA in the area that you want to flip in.

@Chris Martino contact me anytime.

I will PM you my contact info and maybe we can connect and discuss things further.

Also a great mentor is a great source for real estate contacts.