@Frank Jakubiec conduct some research and build relationships with local small banks who offer construction financing.

Focus on establishing relationships to obtain the funds to do your own fix & flips and/or buy and holds2.

There are definitely pros and cons to each so I figured I would just lay out a few benefits and personal thoughts: Small banks/brokerages:Pros:- Some regional knowledge of the market- Possibility of more creative lending guidelines with bank specific programs- Sometimes they have competitive rates for their areaCons: - weak balance sheet (more strict on some guidelines, no wiggle room, inability to be flexible or grant exceptions because they cannot afford to hold less than perfect loans)- Can't scale with clients to different markets- Usually limits exposure to individual investors (they don't want one investor to be too big of a portion of their balance sheet)- Lack of experience with multiple solutions (tend to have 2 or 3 loan products they sell and are too niche to provide tailored solutions)Large banks/brokerages:Pros:- Large compliance departments that understand individual market guidelines (typically each state has specific lending guidelines that augment the national baseline)- Ability to scale into multiple markets with same lender (licensed in many states)- Impossible for individual investors to "outgrow" a large bank's balance sheet (not concerned with one investor's concentration)- More lending solutions available for different scenarios- Often comparable or better rates given the game is volume basedCons:- Can be more difficult to get fast responses if the bank/brokerage does not have good follow up systems in place (or if the underwriting/processing staff gets overwhelmed)- Bad large banks can feel less like a relationship and more like a cog in a factory (less personal)Overall, I have worked from both and worked with both as a loan officer, branch manager, and as an investor/client myself. 

I am forever grateful to Mike for that referral as I know I would never have landed this relationship without Mike making the intro the standing Mike also has with the bank ( Credibility).

Many experienced REI wouldn't throw down $5m unless you had a previous relationship with them or track record making money in those sized deals.  

Hiring a maintenance company who doesn't have that relationship with the resident may or may not work.

If they're amenable to paying rent, having the offer coming from a lawyer might seem more legitimate and set the right tone for the relationship.  

If you use the rental space for personal use more than 14 days in a year (or 10% of the days if you didn’t own it for the whole year), then the deductibility of your rental expenses are limited to the amount of your rental income (so you can’t report a rental loss) ...This post does not create a CPA-client relationship.

When I find an off market deal I have along list of investors I will notify that that have used me in the past and value our relationship.

Since you are looking at investing out of state- establish some relationships with realtors, investors, contractors,..... in the market you want to invest.