You are just starting out. you want to invest out of state, not locally.You want to skirt/evade the law.You want to engage in a rent model that requires a hands on referee at all times, remotely.You want a rent model that has strangers living with each other, raping/murdering/stealing from/harassing each other, without any ability to intervene.  

Building a network and finding potential buyers and JV partners is key to scaling, and it’s great that you're already active on social media and have created a BiggerPockets account.To leverage BP effectively, start by engaging consistently in the forums, not just with your own posts but by adding value to other people’s questions and discussions.

For due diligence, since you're new to industrial real estate, it’s best to engage a third-party firm that specializes in property assessments or partner with an experienced investor.To structure your involvement, if your spouse is a licensed agent, she could act as the buyer’s agent to earn a commission.

I recommend staying engaged with the forums and podcasts to keep learning from others' experiences.Given your success in short-term rentals, consider focusing on that niche initially.

I don't even want to circle back with the lawyer I originally engaged as I was not impressed with his support or follow up.  

I engage in long-term residential rentals, triple net leases, and short-term rentals, each of which has its own advantages and disadvantages.

As I embark on this journey, I’m eager to learn more about the local market, connect with fellow investors, and engage with the vibrant community that makes this city so special.

(b) A person selling or offering to sell an option or assigning or offering to assign an interest in a contract to purchase real property without disclosing the nature of that interest as provided by Subsection (a)(2) [to a potential buyer] is engaging in real estate brokerage.

Thank you, and I look forward to engaging with you all in these forum posts and potentially in business. 

Welcome to BP, I hope you find a chance to engage with the community while you're lurking as well!