Specifying your requirements will enable you to focus on homes that meet your objectives and help you narrow down your search.Finding the ideal property may be made easier by using a variety of sources, including direct mail campaigns, real estate brokers, wholesalers, networking events, and internet listings.

Expand your network and explore social media events.

Welcome to BP, we host a lunch and evening networking event in the twin cities if you're in the area.

I was gonna try to digitize the property that way I could try remote managing from 6hrs away, but with me being in school I'd like it to at least break even with a PM just in case school got crazy or a life event happened . 

I also suggest getting out to real estate events to network with other like minded people in real estate and learn as much as you can from others.

If its investing, attend a Meetup event and let everyone know why you're there.

To grow your network and get insight from the experiences of others, go to local real estate meetups, networking events, and seminars.Seek out a mentor with knowledge of subject-to transactions and wholesaling.

I'd love to invite you to some events!

In order to secure my investment will a promissory note suffice or do I need a deed of trust or something as collateral in the event I don’t get my $ back? 

The tenant pays a small amount monthly in lieu of a deposit for $5-10k of damage insurance + lost rent insurance in the event of eviction.