Building relationships with them early is key.For tenant communication and rent collection, tools like Buildium or Avail can make life easier.

We use DealCheck to underwrite deals and QuickBooks Online for everything related to accounting and budgeting.

Be a pro, be honest, be fair, be consistent, communicate, and you'll do well from an investor's perspective. 

Build a Network – To get your name out there, you can join local real estate investment groups, online forums, or platforms like BiggerPockets.

Be very careful who you take advice from online, you should get involved with a local attorney and a local realtor.

Tax shelter schemes, partnerships with foreign partners and accounts, partnerships with hundreds of members, returns with blatant mistakes, entities in questionable businesses, like gambling, drugs, online video sales, escort services.

@John Lasher If you are still looking to spend $20k-$30K for a coach, I would be happy to take you up on that offer :) For full disclosure,  I will share with you precisely what you can learn online/ perhaps even entirely through these BiggerPockets Forums but that doesn't address the reason why most are still unable to purchase larger assets: creditworthiness and capital relationships.

They will have additional costs for mailing & online campaigns to get leads.

You can find online which larger institutions are buying in a specific area and try and reach out to them.

Consider connecting with local REI meetups, hospitality groups, or even online forums like this one to find like-minded investors.You could also pitch your successful track record to potential equity partners.