Go to some networking events in the area and meet other investors. 

I would consider the tenant's past, as well as the condition of the unit, my local market, and other factors.

He is 69 and does not want to reinvest (1031 exchange), which leaves me having to make a much larger investment on my own to meet the 1031 requirements which is more than I’m willing to do at this time.

Show up at as many local meetups as you can to possibly meet the right seller, lender, or partner. 

Best bet though is a local community business bank.. 

That will be the best spot to meet an investor friendly agent in person or at least meet other investors in your markets that can help connect you to the right agents.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

@Brittany MyrickIf I were getting started in real estate investing in New England, I’d focus on researching local market trends, especially job growth, rental demand, and the broader economic outlook.

I'd start with attending local investor meet ups.

This isn't totally necessary, but meeting property owners if you need to is a great way to win a deal