I currently have three rental properties all located near the local college and the refinery in the area. 

Best advice is to join or visit a local REIA meetup and start shaking hands.

They want to hear from a local down the block, not a fake company.

Take a look a look at the RPAWi. org, which is our local non-profit landlord association located in Milwaukee.

Many real estate investing content creators like BiggerPockets have shifted to telling people to focus more on appreciation, which is valid but most house hackers I talk to would like some cash flow once they move out or at least break even.

The WY LLC has a local registered agent, so it will appear perhaps like an outside private lender, rather than me being my own lender.   

I live in Phx but we do most of our investing out of state, so I’m not also the most current on local trends: so find yourself a good local agent to confirm that:- it’s going to be hard to find anything at < $150k / door.

As long as the property generates enough cash flow, you may qualify based on the asset alone.Another route is to explore portfolio loans from local banks or credit unions.

I'm open to all suggestions regarding different cities that meet my requirements and would love to chat with some realtors who have local experience working with investors.  

. - feel free to reach out if you need local attorneys.