Having the right manager in small towns is challenging

You are going to want to find some good wholesalers in your area that can help you find distressed properties, or network/cold call some home/duplex owners in your area to see if you can find a discounted distressed properties, use the heloc to get hard money loan.  

Monty, take a small amount of time to work on your credit daily.

Meet-ups via local groups or via zoom calls or private REI clubs/groups.Asking a seasoned agent in each city/county as well as a Banker/Loan officer will also help put a plan together.

If you're going to do a lot of D4D, then you might want to have that, too.When I do D4D, I use PropStream to locate a number of properties in a small geographic area. 

Someone else just told me a similar thing, to make sure that loans can be secured for the property. 

@Jon Ankenbauer you won't be able to keep the land separate from any future construction loan.

That is what the security deposit is for and if need be, the small claims court system.

You aren't required to offer a loan mod prior to foreclosure.

I will be quick to admit I have only had experiences with small rentals (6 units and smaller) so if you are looking for help on larger apartment complexes I would not be a great resource.