I contact using group texting but it does not work with non I phone people.

@Jacob Lopez I will send you a tool to use that we have on our website that is available to the public.  

http://www.biggerpockets.com/forums/93/topics/139634-is-illegal-to-pay-referral-fees-to-non-realtors

For next steps, I would highly recommend you get in contact with a hard money lender and get your lending in place so you can start making offers.

I'd even recommend looking up on public records of some beat up small family in the area and calling them personally to see if they would sell you their property that needs work, especially if they owned it over 10 year, that usually means they are tired of it, and investing in bigger projects. 

@Martin A Phillips I would talk to other local investors and see what title companies usually handle transactions with hard money lenders.

To have your activity qualify as material participation, you must meet one of the following tests:-Work more than 500 hours in the activity (a married couple can count the involvement of both spouses to meet this test)-Do substantially all the work in the activity-Work more than 100 hours in the activity, and no one else worked more than the taxpayer (including non-owners or employees)-The activity is a significant participation activity and your total time in all significant participation activities exceeds 500 hours-You materially participated in the activity in any five of the prior ten years-You materially participated in a personal service activity for any three prior years-Based on all facts and circumstances, you participate for more than 100 hours in the activity on a regular, continuous or substantial basis during the yearPractically speaking, this means you’re doing the work on your rental properties rather than hiring a property manager.

When I was talking to a lender today, he mentioned that if closing a property on LLC has no leverage or adds value to pre-approval.

Don't be alarmed; many wholesalers will require zero-day due diligence, high non-refundable earnest money, and a quick closing using their preferred attorney.

During the pandemic, my voucher tenants kept our properties whole and we didn't have the massive non-payment issues that many experienced.