@Kevin L Gleave has created a live doc that has up to date info on local meetups, I can PM you a copy (I have Kevin's permission ;) )

I also have tenants set up monthly on Lolo Gifts, which costs me 1.50 per tenant per month, and sends them a little monthly treat from a local business in town.

New construction is also a solid option because everything’s brand new, and you’re less likely to run into issues with maintenance early on.As for research, I’d focus on the local economy and rental demand.

I've lately been working on doing the same in Puerto Vallarta.I'm also working on putting a group of buyers together to do our own developments together with local associates.Have you invested in Mexico yourself?

This was my first investment property and I used a loan from my 401k for the down payment and also used a local credit union for a 10% down payment on it when I bought it.

If you are using local banks, there is a high chance it won't connect.

Your local credit union or bank should be able to help you with that 

However, if this locality has opted in for "just cause eviction"  (which is statewide), then you cannot terminate the lease without "just cause." 

Building relationships with wholesalers and attending local Milwaukee REIA and Rental Property Association of Wisconsin meetups could surface off-market opportunities.

Im a local agent/investor in the SLC area.