of course my goal is to structure it as an investment.  

Any tips or groups I should join?

It told me I could, of course, handle these contractors because I PM'd multimillion dollar developments.

I’ve got a lot of experience helping investors in that market, and would be happy to share some tips specific to the area.Pat

Of course yes I agree this is a business for goodness sake not a charity debt seeking organization in the first place. 

The numbers are normalized to the ARV and the math doesn’t care.Lastly, if you are not borrowing your costs, or can somehow avoid sales commissions, then of course you can pay more, and you can’t use this rule of thumb.

You also need an online presence—this is commonly one of the most important and not done step.

The way I do it is go to the property records for the county online find the owner's info and then Google search their phone number.

Any tips on how to identify markets for long term rental income?

You are right of course, I think we have moved on from predicting a crash here..