Some of the Indiana markets would be only one hour away but glad to know that would be a difficult start.I do have an opportunity to invest in a local rehab where I would one of a few investors and not fully funding the project myself.

In particular, now I make sure I can talk to the person who will be my direct contact at the company.

Lack of startup funding is common. 

A relative who does long-distance real estate investing told me that I have to sign the final loan document and the transfer of ownership document in person.

Marketing to find what is a deal, $$ to fund that many deals along with utilities, mortgage payments, taxes, cost overruns, etc.

In short, I can afford the additional $1100/mo cost of a second house, even until I rent it out.I have around $35K in HYSA and emergency funds that I could use for a down payment, but that's less than 20% which would be required for a conventional loan, assuming full purchase price.

Personalizing your message to the individual recipient is the best way to avoid this.

I personally own 2 rentals in Indiana.

It sounds like you are investigating the DSCR route due to lack of investment funds. 

It was some kind of minor fund manager.