Even if you have to travel a couple of hours, you have a much better chance of finding someone.How to approach a mentorOnce you've found a likely candidate, it's time to reach out and ask.

I have been managing this one property where everything has been going well and housemates have been happy and even renewing their lease for the past couple of years with no complaints.

I used multiple coaching programs and still subscribe to a couple actively, on-going."

And with the step up in basis, if I sold in a couple of years and even lost money on renovations, etc., I would still come out very financially ahead.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

I have a couple of properties in different LLCs.

If you pay them diret and hint to them the comps you suggest because you're trying to come in lower, then they are more likely to do that.To me, I would just use a couple of low end sold comps and call it a day. 

There have been a couple software companies in the past but they have moved more towards institutional investor focused than the small investor.

I agree that you shouldn't spend a couple of thousand dollars on an accountant if you have two small properties.

There is a proration available for a couple of exceptions when you haven't lived there for 2 out of 5.