I would look into your local Facebook pages for investors as well. 

So back to square one Property is in her name free and clear.

In theory, you could QT the property to an LLC in your name and enter into a lease with you personally.

Look for your states offer to purchase contract online or contact a realtor to get a blank copy. review the agreement to be sure assignment is not expressly excluded. if there is nothing excluding assignment from the contract then writing the words "/And or Assigns" after the name or company's name on the buyer's line should be sufficient.Good luck!

But they are usually a bit expensive I believe.I would also go to your local REIA and ask around there.

Local Institutions: We’re curious about schools, community centers, and other amenities that make certain neighborhoods more appealing to tenants.Additionally, we’d love to connect with:Experienced real estate agents who know the market inside and out.We’re eager to learn and truly appreciate any insights, advice, or connections you can share.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

I found MLS data outside the are and got data from local property managers. 

I detailed LOCAL government will be on point.

My name is Carmenta and I’m new to BP and wholesaling.