Make friends with some bank presidents, seriously.

Lastly, the barrier to being a successful landlord is getting slightly more difficult (still not wildly difficult) year over year due to tenant friendly legislation being passed.

Quote from @Gregory Schwartz: I have 2 very close friends who grew well beyond 2 rentals with this strategy. 

I also knew Cook County was not in a landlord friendly area.

I partner with a rockstar contractor and a top level investor friendly agent and if we buy right and nail our numbers, there is plenty to split at the end.  

(Especially a 2-4 unit.)Do they have friends/relatives/co-workers that would rent rooms from them if they bought a property to show more income?

I'm up at Lake Tahoe in the basin and there are many CA investors that have been investing in Reno, NV because of the low taxes, landlord friendly, and only 30 minutes from Truckee.

In this case, you would draft an operating agreement that specifies each partner's role—your friend providing the cash and you handling the rehab and management—and that profits and ownership are split evenly.

I’m searching for an investor-friendly carpenter and plumber.

My suggestion would be to get an investor friendly agent who knows a few local markets and have them guide you in the right direction.