I too believe that doing some research, finding the special deal and with forced appreciation, such as making improvements as you mentioned, can bring positive cash flow. 

You can then look for sponsors that specialize in your area by networking on BP or by researching sites like the real estate crowdfunding review run by @Ian Ippolito or www.crowddd.comI have invested through crowdfunding sites, as an LP and as a GP so feel free to DM me with any specific questions.

@Nick BrubakerUse a warranty deed (or special warranty if encumbered) to keep the title chain in better shape instead of a quit claim deed.You can also use a land trust if your lender approves it as you’ll be able to change the beneficial interest back to your LLC later on without having to re deed your property.

FIND AN ATTORNEY that specializes in Landlord - Tenant law.

Thank you Matthew,I am a strong proponent of investing closer to home specially for your first deal.I have acquired over 1,000 apartment units and most of them I did right where I live - in Cincinnati Ohio.

General Contractor - who works with real estate investors, specially landlordsMakes sense?

Boring is fine since most online platforms are a special kind of toothpick-in-the-eye kind of boring.

A special trade or licensing or technical based skill.

Something about it being a better rate because it's some kind of special FEMA package. 

Once you have the land you can find a General Contractor that specializes in ground up single family in your area and get an all inclusive price from them - alternatively you can hire an architect and engineers to develop drawings then bid it out to GCs.