For HELOCs without W2 income, look into local credit unions or community banks, as they often have more flexibility with alternative income verification and rental portfolios.

You could also present the deal to other local investors or private lenders who might jump at the opportunity, given the attractive terms.

You can check the events forum here and sites like meetup dot com and your local REIA.

I need help on how to analyze specific localities. 

The ability to do what you want, when you want, and have money coming in to support that.Things to work on: savings, credit, going to local real estate meetups, listening to podcasts, reading books.

someone local will probably get it.again... just trying to be realistic. 

I highly suggest you get involved in some of the local meetups.

Quote from @Karl Kauper: Several weeks ago I posted on BP asking for advice from actual property owners in the Cleveland area (Euclid, specifically) about their experiences with local property managers.

How close are you to local hospitals? 

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.