I would suggest finishing school, working as a part time agent while you are at school, saving commissions for investing, and working with a team that focuses on investing as opposed to residential sales.There are also local meet ups every month. 

The towns that we know well and have local insights in. 

Quote from @Ray Joseph: If you attend a local meetup, I'm sure you'll find investors that operate in other cities or states.And you have thousands of out-of-state investors to mingle with right here!

Right now, I’m in full research and networking mode—learning about Milwaukee’s neighborhoods, connecting with local investors, and exploring my first investment.

There are some programs through local government systems where you may be able to receive a tax abatement or grant here in Michigan in an effort to help beautify a neighborhood.

Maybe network with local hunting ranches see if you could find an investor to help manage the property, the wildlife, advertising and lodging. 

Beyond trying to connect on this forum would recommend look in the BP Meet up section and checking out local DFW FB RE investor Facebook groups as well as Meetup.com and Eventbrite for local events. 

Researching local job markets, schools, and even infrastructure projects can provide insight into potential appreciation and cash flow.You might want to explore markets in the Midwest or South, which often have lower entry points and better cash flow potential compared to California.

I own a unit at a local condominium complex and am having issues with timely response from the HOA. 

Typically, since I'm well connected because of flipping, HVAC, roofers, lawn care, carpenters, kitchen & bath & plumbers and electrical all are good sources.