This can open up for liability and lawsuits in the future against both the owner and the property manager.

I have come across a few investing academies that help you set up an LLC and pretty much hold your hand in setting up your first arbitrage or Airbnb property.

Once you have a solid bone + meat, you can spend some very cost effective dollar to dress up the exterior.

What's your thoughts on me setting up owner finance on my property?

That being said, and this is not for a sourcing homes for sale, but to source accredited investors in my line of work, the average marketing agency is looking at about $30-50/accredited investor lead setting up a call. 

Since all parties are willing and cooperative, still use an attorney to draw up paperwork that covers all contingencies and all parties' interests.You'll be glad you did. 

I would recommend looking into local real estate meet-ups and networking with investors to get yourself on wholesalers email lists when they send out their deals.Hope this helps!

Look up Elmira NY hahaha. it is a very poor town.

I heard it’s a up and coming area. 

It's a good idea to always line up and get started early so you have options!