While this job could be performed remotely, working with my peers in person for at least a year is important to me.

Awesome to see a new investor-minded person here.. do you have a favorite real estate success story already?

My recommendation would be to engage an investment property focused realtor (not a general residential realtor) and let that person guide you through the process from pre-qualification to market/property valuation and selection. 

If you do decide to do mailer(s), then I would advise you to personalize the card and do a handwritten note. 

I will make that proposal to the person I am talking and see where it goes.

Personally, I think I would stack some cash for a year or so while I did this. 

I don't know if they still do it but if memory serves a few years ago TD Bank would do a HELOC on a rental in second position but only if it was titled in someone's personal name. 

Or a personal loan if interest rates aren't cost prohibitive?

The first is that there's no consensus between tax professionals, and the second is that you will not like my personal interpretation.My interpretation is:Until the property is "placed in service" - everything goes into basis.Illustration.You buy a property July 1st.You finish rehab November 1st and put the property on the market.Your tenant moves in January 15th.The property was placed in service November 1st, and it does not matter that the tenant did not move in until the next year.Everything paid between July 1st and November 1st, including interest and utilities, goes into basis.

@Reeti PeshawariaIf it's a desirable place to be you can STR within structure of the current rules.