When I was working with investors as an agent in 2015 in San Francisco, I was cold calling, door knocking, and writing letters 7 days/week. in 2022, as an investor, its hard to get agents to do more than put you on an auto search.

I've had some tremendous success recently in the Colorado wholesale market, almost exclusively from cold calling.

Sending out mailers and cold-calling owners is a great way to find small multifamily.

Door knocking, cold calls, and all lead generation takes time and hard work.  

Hope that points you in the right direction I've used direct mail, ad retargeting, hiring a cold caller, and mass texting.

It helps the cold states more than it hurts the warm states (cold kills 5-10x more people than heat).

I am currently only using cold calling and a bandit sign campaign I started Nov 2020.

If you want to find the deals yourself, it will become a part time job figuring out how to prospect, cold call, cold text, skip trace etc.

Your best bet would be to cold call, cold text, send letters and other prospecting techniques if you don't want to use an investor friendly realtor. 

And many hire VAs to cold call, or pay to cold text.