Does any one know how to align this new strategy with the zoning?

I myself struggle talking to 95% of people I come across as they just want to talk about topics that do not align with my goals.

Would prefer something where the incentives are more aligned and tied to long term success of the deal.Where do you typically come in contact with out of state sponsors and investors?

Align them with solid vendors such as property management, if they are wise enough to hire one.Also, owning your own portfolio of properties helps show that you have experience. 

I would recommend attending some training sessions organized by the local realtor association with which you plan to align yourself with to help network with the local agents and familiarize yourself with the local loan officers in the area (these events are usually sponsored by the local lender branches) and the start to finish process in the RE transaction.

First and Foremost is Alignment of Interest between Investment Capital and the Management Team.

When a market softens, the rent rates will align with sale values so that is when we would really know.

We recommend every GP do this to help align interests with the LPs.  

Make sure the future goals and plans are aligned between partners.

In my experience an agent that actually owns properties in the areas you want to invest and who's values aligns with yours is pretty important as well.