Personally, I'm betting my own money on it, looking for investments now that our inventory has creeped up to about 4 months supply, which is still pretty low compared to most markets.  

You bet Jason.

This is known as “speculating,” and it isn’t much better than getting in your car, driving to Vegas, and betting all your money at the poker table.

I agree that networking is your best bet and aligning with a mentor is a great idea.

Agree with @Jaron Walling - forget what a stranger on the internet that, in my case, lives several states away says and ask questions of the two guys that you know that have 165 combined units in your market. 

I'd bet there are thousands of people out there willing to do it.And another option, which you already mentioned, is a VA. 

Bet it all on black in Vegas?

I would be willing to help - but you know you need a lawyer - taking advice from people on the internet is not a great business decision.

The mom and pop landlord that I rented from (by my calculation and internet research) owned about 50 doors and had for a long time.

Seems to me that it is such a small town that there isn't too much info on the internet.