The route David mentioned will work for now, but snowshoeing is frowned upon by carriers and will eventually (sooner rather than later) die as a marketing tactic.

Since you mentioned investing out of state, I'm assuming you're asking about getting a partner online, or at least not a friend/acquaintance.

Very dependent on each home's usage profile (as you mentioned) along with heating/cooling equipment type, utility rates and and solar net metering schemas.

That said, expect to deal with a fair amount of fluff leads.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.As you mentioned, direct mail can be expensive, but it can also result in highly discounted properties.Regarding SEO, while it’s a valuable strategy, it’s not necessarily "cheap."

You mention having the 17 y o sign when they turn 18 in 5 months.

as i mentioned for example, a BRRRR in a great neighborhood that I can break even on after it's rehabbed. 

Also, as others have mentioned, most institutional lenders do not lend to LLC's and have never given me any good reason for their position, since the owner is always required to assume personal liability via a personal guaranty. 

To clarify though, the link issue I mentioned is that for some reason you have to invite each person to apply by logging in and sending them a link through the portal.

If you mention where you are investing, and the people you want to meet, they may have keywords set up, and get alerted to your post! 

You mentioned you make too much to contribute to a Roth.