We've been doing this for 4 years in preparation for this.

Then, once I have that information/proposal/etc. prepared, how should I approach investors?

Deal closed a few months ago and I'm preparing to work on a rehab deal with them in 2020. 

Most are actually pretty helpful if you reach out and ask questions in advance vs being hostile when they make you jump through hoops completing applications and preparing for the P&Z hearing.

How long did it take and is there anything I should prepare for? 

Concessions This is another monster that can decimate your cash flow if you're not prepared for it and don't underwrite your deal correctly going in.

It's important to educate yourself on how to prevent it from happening, and then being prepared to act quickly and decisively if it does happen.The problem is pervasive enough in Cleveland that a Google search turned up a lot of news articles, helpful blogs, and other resources.

Excited to start once my preparation meets the right deal.

You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a tax strategist who is willing to work with you throughout the year, not just when preparing your tax return.

I also have plenty of capital prepared for my first investment!