Based on the information that you shared, if you haven’t already done so, I recommend connecting with a local expert.

I also recommend a bank that has local branch that you can go into vs having it 100% online.

A realtor who understands the numbers can help analyze the property’s projected cash flow and ROI, plus they might know local leads from probate attorneys or even “drive for dollars” efforts that can reveal off market gems.

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

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

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.

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

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.  

Look for distressed properties through online platforms or local agents.