You can live in your own space and rent out the others.You may even find a house hack.

How did you find this deal and how did you negotiate it?

There's a standard syndication that goes out to sites like Zillow, Redfin etc that is included when it is listed in the MLS; hence why people can find properties from across the country. 

I agree, start local and see if you can find anything that cash flows in your area—it's always easier to manage something close by when you're just starting out.

I can't find any law about tenant-responsible repair costs during occupancy, only situations on withholding from the security deposit after move-out.

If you are worried about it I would find a duplex or triplex/quad that already has one side rented and the other is month to month and use the income from the one rented to help you qualify.  

How did you find this deal and how did you negotiate it?

So far, the best deal I have been able to find is 5% down with no PMI (80% from Fannie and another 15% from a second lender).

I find that automation often adds more complexity and time to a given situation rather than helping you save time.

How did you find this deal and how did you negotiate it?