Personally, I would never let an unlicensed person access to my house with strangers.  

I would think you would need a lot of onsite infrastructure in place to handle catering photography, parking, etc. to meet the demanding needs of those that would be booking (strangers not friends). 

Buying a couple of random SFH in a far off market and putting your financial future into the hands of some small time (compared to said REIT) property manager (or realtor, or contractor, or all of the above) who is a complete stranger to you, who you will be 100% reliant upon to make or break your investment, is NOT my idea of a sound investment.

It will be important for you to start a track record or have a team with one before asking strangers to invest. 

Nothing wrong with meeting new people online but investing with a stranger is a different situation. looking for an equity partner in an AirBnB condoThe red flag for me here, is AirBnB.

I am 26 and no stranger to the Mississippi area.

With you living there, there won't be an issue until there is - eviction, fire in the kitchen, tenant issue, etc. assuming your arrangeemebt will be with someone you know and not a complete stranger? 

The reality in this business is that each landlord makes a decision on renting to strangers based on how much risk they are willing to take.

I'm a student of Alan Cowgill but still have a few questions re SEC registration to legally be able to advertise to strangers.

If you go to a far away market to invest, you will give up all of your control and be 100% dependent on strangers to keep your best financial interests at heart and make or break your investment for you.