Quote from @Dawn Roy: Great question Austin,I have found the best way is to network with local investor groups. 

@Jaycee Greene local bank.

Otherwise, just go through all the local/regional banks.   

Quote from @Lee Banks: Hi my name is Lee I'm looking too buy my first rental property and but I feel as if I need a mentor to watch, I still need to learn the basics of real-estate does anyone in New York do programs or mentorships and where would you start if you first started real-estate today  Hello Lee,I'd recommend looking up local meetups here on BP, meetup.com and, eventbrite.You can also call around to speak with RE investors and professionals in your target market to begin making connections.With so much available information online, I'd recommend speaking to a few people and doing independent research before committing to mentorships.

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

Can you do this where you are or do you need to look out of your local area? 

I have called some local lenders (I prefer to deal with local banks if possible), but have not gotten very far.

The local govts aren't getting better they're getting worse.

It is hard to really keep up with those kinds of trends unless I budget 10k a year in updating the property which I am not going to do.I participate in our local council/mayor meetings.

I am a very active realtor in both the Kansas and Missouri side of the CASEY metro, and I frequently work with local and out-of-state investors, helping folks find small multi as well as STR compatible homes.