There are many here in my local area and your area is likely to have the same type of meetings.Most of the deals that I fund are by meeting investors in person at these groups and creating strong relationships. 

While this job could be performed remotely, working with my peers in person for at least a year is important to me.

-------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Have met him personally a couple times and he is just a great guy all around. 

@Jason Weidmann admire your all-in approach!

I've now used it twice.The program requires 10% down, must be a rental, no PMI, and has a very high standard of credit.Last I did it (Summer 2022), my rate landed in the low 5%.  

Quote from @Vince Scipione: Standard would be an FHA loan for your situation more than likely.

These homes may be dated, but they can be decorated to a high standard.

This has been tied up in court and does not really have an end in sight at this time.5.

I could take look at it for you, and help you understand it if it's a standard lease, no need to pay me, although I am not a lawyer.