I also wrote these three posts on how to find off-market leads, you might find a few nuggets in there:https://www.biggerpockets.com/blogs/8814/72016-55-resources-to-find-real-estate-deals-onlinehttps://www.biggerpockets.com/blogs/8814/71506-27-ways-to-find-off-market-and-wholesale-real-estate-deals-offlinehttps://www.biggerpockets.com/blogs/8814/72664-35-relationships-to-help-you-find-more-houses-to-flip-or-wholesale

You're acting as a realtor or fsboing.Many states have taken an overreact posture on this while not having the resources to actually deal with it - all bark and no bite- which is unfortunate.  

A bunch of them are trusts and I wasn’t sure if I should target more individuals and LLC’s that would be more into the buying for flip or portfolio reasons.

If you are a cash buyer or paying down your properties best to max out on every possible level of protection since you are placing a huge target on your properties.

Are there sites or resources that we can use?  

There are turn key resources that mention intro’s to preferred lenders who will mortgage?

@Patrick Daniel my agent turned on automated mls emails based on the neighborhoods i'm targeting. other than that, no other criteria is being used. so if i already have an agent that accesses the mls, how does that help me get good comps and arv?

I am finding a new crop of hedge funds coming into markets that I work that were never targeted before.Anyone experiencing this? 

You will find lots of resources here to help with REI.

Something is bound to come up that neither one of you can handle alone, but could handle together by pooling your resources.