For example, when most of my development clients started building their portfolios, they picked up properties in areas where at least 1 of 3 things was almost always present: 1) They currently or have previously lived in the area, 2) they have family or friends that attend religious services in the area, or 3) they regularly visit family or friends that live in the area.

But the state (Delaware) just enacted a 4.5% tax effective in January. 

The Sheriff told me multiple times that I would need to have 15 people present at the eviction or he will just leave.

Currently your best bet will be to make the down payment and closing costs using USD presently (and for the last two bank statement cycles) residing in a FDIC-type depository institution.

It seems like Opportunity Zones present a great way to avoid having to pay Capital Gains Tax. 

Once I get them in contract, then put together a presentation and start going to events to talk about the deal and ask other investors to invest in you. 

A good broker should also submit to the investor a copy of the presentation they submit to a lender for an application.Concerning transparency, a good broker is transparent in what they charge the investor for their services.

With this comes additional transactional costs that are more likely to present themselves in this asset class than other price point SFH's.

Now, a wholesaler can present a wack deal and the newbie investor not knowing any better buys them.  

My properties are in Delaware County, PA and mostly 3 bedrooms and 1,152 sqft.