I also know their level of service went drastically down and would not be my top choice currently.2.

Consider cities in the Midwest or South where property prices are more affordable and rental yields are higher.Networking: Attend real estate investment seminars, join local real estate investment groups, and network with other investors to learn from their experiences and potentially find an out-of-state partner or agent.Partnering: Finding a local partner or agent in an out-of-state market can be beneficial.

I do not go around and tell my tenants that the most socially worthwhile and beneficial thing they're doing with their money is giving as much of it as they do to me.

There are lots of choices.

I am not advocating one over the other, it is a personal choice, as much as indicating likely reality  Good luck

Just go to Airbnb and search for a place to stay and you will see how decked out all the homes are and how many are available and hence, how startlingly low some of the rates are for such nice houses.It can be done but if cash flow is a top priority it would not be my top choice right now. 

Any tips that might help me expand my contacts and find some form of mentor would be immensely beneficial.4.

I am starting from the bottom up and am in need of some first steps that would be beneficial to start my career off.

Better yet, if no other easy choice, force your lender to the negotiating table.  

Together, we negotiated favorable terms with the seller, ensuring a beneficial deal.