Looking for a 3-4unit using FHA Loan but switched income source back in April so previous returns reflect old income source and currently income is from my retail store I own.

I have found some properties online that seem close on the numbers, but I am only guessing with an ROI set at 10%.Thanks

But realistically, we will most likely be interested in investing out of state with no personal contacts other than referrals, through hopefully the BP forums, or reviews online and by vetting them out over the phone.  

Walk and talk, ask a simple question of everyone you meet (find these folks in public places, supply houses, stores, barber shops, where ever the public is permitted to enter)The question: "Excuse me, I am looking for real estate in the area, would you know of anyone with properties to sell?  

You have to become a marketing machine (online and off) to get potential deals. 

Was it online last year or in-person bidding?

You can take your real estate course online here!

Once you determine the owner, you can search for them online or better yet have a PI run a skip trace on them.

It really was a matter of posting a high rent online way in advance of when I needed new tenants.

The stuff that the big box retailers store doesn't cut it.