Network Network Network (On the fourms, 1:1 coffee/lunch with local investors, agents, lenders, and in-person at local real estate meetups) - Here is local meetups listed in BP:  https://www.biggerpockets.com/forums/521-real-estate-events-...1. 

Be a real person.

Large non-refundable EMD will overcome not seeing it in person. 

That's a good idea too, or a personal guarantee potentially if they signing as an LLC. 

With my interest in learning more I have researched or looked for jobs nearby but I have noticed that the design community in Eugene is fairly small and most seem to only be a one person job.

Check out online foreclosure auctions in your state too, it is a great place to check out any deals.

I manage the property myself and I have a person that comes in to clean the property after each tenant.

Probably a little riskier than I'd personally like to be.  

I have posted my closings, my personal life ( piano, dogs, etc), and reviews that I have.

It's challenging to distinguish between genuine advice and potential scams in the vast sea of information available online.