“Money goes where money is treated best.”Your future ability to attain and maintain financial freedom depends on the city where you invest.Investment TeamAn essential location selection criterion is an experienced local investment team.

I'd start with attending local investor meet ups.

Quote from @Michael Challenger: I would connect with local people at meetups, that might give you some contacts for private money.

I would be self managing the property because I know the area well, have local connections to help out if in a pickle, and could get there in a day drive if need be. 

It’s a great way to meet local demand while creating steady cash flow.

He gets how much work managing it locally is and I get the benefit of having my DTI not effected.

You probably have good relationships locally so I would first think maybe upgrading to more units (if you like landlording and management) by selling the duds and then consider what you want to get into.

Please do this first:  contact the local Housing Authority office in your market area and obtain the landlord package.

I believe that you don't get returns (failed to deliver) with bulk mailers so you don't know which addresses are bad.That's the simple stuff.My advice is to do various mailings that you or some prepares locally, that go out immediately, using 1st class postage.

If you're not having any luck with mortgage brokers (I'd search out the ones who specialize in investments), then go to your local REI meeting.