My advise is to look at property online and see if you can talk with an agent first to see what the rules are for that state.

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Consider connecting with local REI meetups, hospitality groups, or even online forums like this one to find like-minded investors.You could also pitch your successful track record to potential equity partners.

I attend one in Frederick which is online right now. 

If it is a emotional support dog (basically a pet with papers they buy online, mostly to find a way to get a pet into a rental), ask for documentation from a local medical professional (NOT anything online). 

Unfortunately, the tenant didn’t think me showing up to have a brief conversation was important enough to fit me in her busy schedule.

Look them up online, call and interview several of them.

It's always interesting when a newbie owner contacts us stating they saw 4% online and want that for a SFR!

Quote from @Jeanna Lichtenberg: Did anyone sit through the free online "live" webinar?

My recommendation would be to get approved as a Landlord, contact the director's office and request that an inspection be completed before a tenant is selected (sometimes they will do this as long as you select a tenant within 14 days - which you want anyways), and have an online application and screening resource in place.