Then determine if a long distance property is better or a local house hack.

I would add that you should definitely checkout some local real estate meetups as that's the best way to quickly build a buyer's list. 

I’m going to consult a local financial planner but thought I’d ask the brilliant minds at BP as well.

If you check out their website, you can find a local Rep to come out and quote you on their products and help install.Most of ours were hard wired, with quick install, to avoid the internet issue.

Most of those specialty programs (first responder loans, downpayment assistance, etc) are based on local state/county grant programs that back the loan.

Transferring ownership to your LLC might trigger transfer taxes or reassessment, depending on your local regulations.Commercial lenders will evaluate your loan based on the property’s cash flow (DSCR) rather than your personal income, which is great for freeing up your DTI. 

@Marc ShinI recommend finding local meetups to attend. https://www.biggerpockets.com/forums/521I have found all of my best BRRRR connections at local meetups.

However, it’s important to ensure the area is safe. in those areas I would recommend checking local crime statistics on SpotCrime. you can use this link for an example,to get detailed information: https://spotcrime.com/map?

Or are you working with local investors that are looking for renters?

Check local law, whether you have to accept varies by state.