You have to be in the right position to invest - and currently it seems like you aren’t there due to your recent purchase. 

I personally use Navy Federal and they aren't small, I would actually recommend just about any credit union.

If the town won't enforce it and the lawyer and realtor won't do it...then there aren't any other options.

I would reccommend protecting yourself in terms of the legality of the transfer, ensuring there aren't any violations, 3rd parties requesting some claim of ownership of the property, most importantly the structural integrity of the property overall is sound and there aren't any big ticket items the current owner should righfully be taking care of that will then be additional issues you inherit. 

Lots of people think they are cashflowing but aren't really calculating out those time bombs and occasional bad tenants, etc.

We are super busy, and aren't really in the business of running errands for tenants and then bringing keys to them like their own personal assistants.

If you're reserves aren't getting enough to cover inflation, you are going backwards.About my best idea is to look at your time frame.

That's why there aren't many, compared to 4-plexes and duplexes. 

For loans that aren't being sold, interest is being waived since borrowers cannot receive draws.

IMO your safety from an investor standpoint comes with building a large portfolio.If you can keep it "under the same roof" even better.Less people to speak with and less drama with logistics and correspondence.The bigger the portfolio, the safer and the better ROI will be long term.Our most unsatisfied investors are the one's that own 1-2 properties and get pissed off with me and my company if they go vacant.Unfortunately, turnkey providers aren't magicians or God and can't wave a magic wand and turn 2 properties into 10 over night lolFolks that own 7-8 or 10+ properties with us aren't bothered if 1 or 2 are vacant, as the others are still performing and cover any losses on those that aren't.Thanks and much success