It comes down to looking for distress situations. 

Have you thought about just marketing (like direct mail) to distressed sellers?  

I immediately approached a couple of friends of mine that are real estate agents to help me by getting the MLS, REOs and distressed properties to me from the areas I'm interested in working.  

Currently our company is purchasing a distressed car wash in our local market.

Hey @Kevin Carbon , just an FYI...There's a law in Washington state called the Distressed Property Conveyance Act (RCW 61.34 + RCW 9.94A).  

For us cap rate is not as big of a factor in our purchase as we are buying distressed based on future cap. 

That was surprising to hear since I always hear that Florida is a distressed market and jobs are few ... well, I guess you can not always believe what you hear.We also have a separate company called: Farmershi Consultant.

The properties were very distressed with less than half of them occupied.They wanted to know if I could bring investors in for the down payment. 

I been learning about this beautiful topic that is RE for almost 2 years and a few month a go I start looking for distressed properties and for cash buyers and I was getting so exited because I found some of both, I had the two great components for wholesaling and now I am literally stock because I cant get a title/escrow company to close wholesale deals.

You need off-market distressed sellers.