These small towns are a niche market like investing in STR or trailer parks.

They also didn’t like the idea that Phase 2 investors would dilute their position when they come in later.What are some fair and effective ways to address this concern?

Hoping to get help from like minded people.After lurking in the back ground for years, we recently started purchasing property in the greater Birmingham area.  

Quote from @Josh Jung: surprised you haven't heard of RBP. it's like a mix of services you can offer to your tenants like renters insurance, virtual concierge, etc So the property manager/landlord pays for their renters insurance, and filters?  

I'd definitely look for networking opportunities in your area to meet like minded individuals.

If you cannot google and find a lender then there is most likely a reason why you cannot find a lender to do the loan.Finding a lender today is like finding a mcdonalds, they are all over the place.

I would like to speak with local investors, real estate agents, property managers, lenders, etc. from the area.

Quote from @Mike Klarman: For a guaranteed 10% down program you'll need good credit and 3+ experience but then with closing costs it will be more like 15% and then holding costs and such. 

I like the idea of using a HELOC for value add projects where you can refi in 12 months to pay back your HELOC.

I like @Chris Seveney and @Shiloh Lundahl's concept for a fast sale that you can do a lease option on.