I have a few leads and I've been learning a lot about the market down here. 

When I first came to San Antonio area I had two Investors seek me out,  because I was working hard and producing leads.

A majority of the leads I get feel scammy.

I think you'll find leads that way. 

Or they are just collecting leads like spam email marketing then sell the potential leads to wholesale buyers?

I said "Potential Lead".

Markets I'm considering are Wilmington, NC (where my parents live, but lacking major airport connectivity); Miami, FL (perfect global location, but not sure about long term stability); Philadelphia, PA (alternative NE city, well-connected, but too similar to NJ); or Northern NJ (not really a top choice, but if it makes sense...it makes sense)I'm thinking a 2BR, 1-2BA condo/townhouse under $300k is feasible in some of the locations I mentioned.

Sarah Try Commercial Lenders: Park National, MCNB Bank, HML: Lending One, Global integrity Finance

You also have to spend money on marketing and getting those leads...and with real estate in general, you have to know your numbers.

Consider working to with a list broker to find off-market leads that aren't being targeted by all the other investors in your area.