From what I understand, there are buyers (local and foreign) that are paying all cash above asking price without seeing the property.There's a non profit real estate investment club that meets in Oceanside once a month called NSDREI.

My husband is a school counselor and I am a fundraising consultant for nonprofits.  

I suggest you put together a complete packet of information, well organized, so you can submit it to your lender quickly as soon as the deal is a go.

I use my webpages to collect organic leads or PPC leads from Google or other big search engines but like I said direct-mail is an absolute success maker for me....some other investors might like these other forms of marketing I choose direct mail at my top source for deals, but I do use all of the forms of marketing

In my neck of the woods, there is a program that allows landlords with "low income" tenants to insulate their properties and it is paid for by the organization.

Maybe you form a non profit housing venture (you can still pull a salary) and do giving back at the same time.

As I write, I often prioritize and organize myself. 

Ok I have set up my LLC- I have my Tax ID # and my "Articles of Organization"....is that all that's needed?  

can anyone help me with a funding source, not hard money, maybe an investor group or similar organization or even a local bank....

Currently, I am a social worker for a non profit called The Matthews House, and I am just getting into real estate investing.