I reach out just to help as I'm a local agent/investor here in the area; and my focus is primarily on investment properties with my clients.

The next step is to take action—start analyzing deals, networking with local investors, and narrowing down your target market.

I'm quoted in this article 8 months prior to the settlement predicting just that.https://www.axios.com/local/washington-dc/2024/01/06/nar-ver...

I have a lot of personal experience with BRRRR—both from building my own rental portfolio here in Memphis, TN and from helping both local and out-of-state investors successfully scale their portfolios using this strategy.One of the biggest advantages I’ve been able to offer my clients is structuring deals with hard money lenders in a way that allows them to acquire properties with less than $10,000 out of pocket in most cases which results them in massive cash on cash returns!

Start local.

No one is ever happy: owners, tenants, vendors.  

In one case they used a notary at the local US consulate.

They may be non permitable.check with the local city or county before you get into it where you can't get out.

Popular markets often include beach towns, mountain retreats, and areas with strong tourism.It’s also important to research local regulations, occupancy rates, and management costs to make sure the numbers work.

OP ask your larger local commercial real estate office for some recommendations.