Built a relationship with him let him know what I was looking for (what areas and price point).

As mentioned, it is a numbers game, and trying to build a relationship. 

Don’t try to pretend they will sniff you out very quickly.It’s all about relationships. 

It sounds like you have some great skills and can definitely leverage those to build relationships in the area.

I find the relationships I've built to be some of the most valuable in helping me on my investment journey. 

Market knowledge is your secret sauce the more you know about your market, the key players the properties within the better positioned you will be to move.When it comes to approaching other investors and agents, you have to build that relationship gradually, be involved in the networking events you attend and take part in conversations and try to add value, and soak it all in. 

I was advised by my asset protection company to move them into land trusts first then to the LLC but since I have such a great relationship with my banks I decided to move straight to the LLCs. 

This answer does not create an attorney-client relationship. 

As long as you find someone you can develop a relationship with and TRUST, though, it just gets easier from there, and before you know it, you have a whole portfolio injecting deposits into your account every month!

There's inherent risk all investment and there's an inverse relationship between cash flow and CoC.