Facebook Groups, local meetups

I found MLS data outside the are and got data from local property managers. 

I am new to real estate investing and looking to connect with any local investor.

Look for distressed properties through online platforms or local agents.

its genius really.. most bird dogs work for locals on a performance basis and don't have to pay the investor to bring them deals.. 

Finally, double-check local demand and rent trends in the area to ensure the pro forma income is achievable.I’ve worked on several mobile home park deals as a broker and am currently helping a few clients sell their parks, so I know how important it is to ensure the numbers make sense both now and in the long term.

From tax stand point I would think you can separate from primary and be okay with IRS being that IRS will not be local code enforcement.  

I am a local agent here at an investment brokerage, and would love to connect for any future deals you may be looking to purchase.

It is also worth noting that property management is often closer to 30% of gross rent for a short-term rental due to the much more intensive hands-on management compared to a typical 10% for long-term and as such, I agree with recommendations above that medium term rentals may provide the best of both worlds if you are able to tailor proximity to a local need, e.g. hospitals and travel nurses.Again, happy to relay my personal experiences in the area if you're interested.Best of luck,Patrick

@Chase Calhoun mainly we work with local builders but we have also purchased from the regional builders as well.