I found a 4 BR home next to local hospital. 

Then I work with a local insurance broker give them a valuation of the property, explain that the property is being rented and by how many people.

Researched the area , contacted local team through biggerpockets How did you finance this deal?

You can also do value add STR & Multi-Family Rentals by starting with distressed properties and using a bridge loan to acquire them with a lower down payment compared to a DSCR loan.Networking – Connect with local investors, wholesalers, and realtors in your target markets.

There's a local PM that I believe knows a lot of the ins and outs of this, @Drew Sygit

I'll just add a local perspective: North Atlanta ie city, Sandy Springs, or Alpharetta?

Term 12 years so that payment is just about the same as local renting market pricing.

You might also consider private money loans, local lenders and so forth.

and am eager to connect with experienced investors to gain practical insights.What I’m Looking For:Advice on identifying cash-flowing properties and understanding market trends in Lynchburg or similar areas.Recommendations for a local real estate agent or property manager with experience working with investors.Insights on how to balance active and passive investing as I grow my portfolio.I’m grateful to be part of such an inspiring and knowledgeable community.

As always, DYOR (Do Your Own Research) The area has a mix of stable, long-term residents and rental demand—especially with Section 8 tenants—but it does vary block-by-block.Key things to consider are Rental Demand, Property Condition and Management (a local property manager can help navigate tenant screening and city requirements)It’s not as bad as the headlines make it seem, but success here depends on buying right and the right property manager.