Your local credit union or bank should be able to help you with that 

New construction is also a solid option because everything’s brand new, and you’re less likely to run into issues with maintenance early on.As for research, I’d focus on the local economy and rental demand.

try KiaviLima one these are large lenders that will give you a baseline on costs.. then google hML Boise for locals pick up the phone or make an appointment.

It keeps your asset, but rising costs and no property management may stretch your time and energy.1031 Exchange into WA: If local management and long-term appreciation in WA fit your goals, this could work.

Go to all local real estate meetups to make connections and learn2.

Im a local agent/investor in the SLC area. 

They are heavily capitalized and ready to do the work to find the right deal and work with local & reputable agents.

By private money, Im assuming you mean local people lending out their IRA funds and personal funds.

Building relationships with wholesalers and attending local Milwaukee REIA and Rental Property Association of Wisconsin meetups could surface off-market opportunities.

Check local regulations on maximum number of unrelated people living under 0ne roof.