Local product is cheap since no import tariff.  

I had a local bank provide a 1031 without fees. 

I recommend reviewing your local laws to understand the requirements involved.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

Start small, refine your process, and use your network to connect with local investors and seasoned professionals for guidance.Good luck!

My name is Chad, I am a renovation construction PM professionally, currently starting a search to find/ invest in some Indianapolis and local area fix and flip projects.

As you're very aware, appreciation here locally has skyrocketed in the past ~4 years.

You're best bet is to call a few brokers local to the area and see what they can come up with.It's definitely going to be a surplus or excess carrier that will do it and the premiums will be high. 

Their goal is to eliminated group homes, half way houses etc, even STR, so check out the local zoning as well. 

If you are searching for offmarket, you can network with local wholesalers, and also use something like dealmachine to generate leads.