You have come to the right place to begin your investing journey.Have you looked into attending local meetings and joining Facebook groups? 

If you need any local recommendations, please feel free to message me.

The best bet is to ask a local landlord attorney what is and isn't allowed in your area. 

Highly recommend checking out https://www.cincinnatireia.com/HUGE group of local investors and vendors that network about something almost every day, virtually and in person.

I don't work in the St Louis area, but my go to for insurance during the flip phase has been a local broker in the market I work. 

i BRRRR locally and am having a hard time.you don't want this answer, but the best down payment source is cash, and then holding the property for 50 years and being prepared to not net anything for 5-10 years as you stabilize it.if i am missing something, let me know.

Connecting with local investors, lenders, and contractors will give you valuable insights, support and advice as you move forward, and platforms like this are perfect for bridging the gap when in-person meet-ups aren’t feasible.

Educate yourself on the local market, network with other investors and agents, and always have a solid plan in place before making any investments. 

Being clear about what’s covered in the lease and by local laws can avoid misunderstandings and set their realistic expectations.If you do plan to carry out the cosmetic upgrades (because the property is overdue and of course you want to ensure your tenants are enjoying their home to the best of your abilities), try to schedule the repairs at times that minimize disruption.

If you're willing to look at other markets, you likely could find higher returns or better opportunities than what’s available locally for a flip and/or brrrr.