I can say I'm biased because I'm located here, but the numbers work and it meets all your conditions.

Yes, Kansas City has tenant-friendly laws, including:Stricter eviction processesLandlords required to meet certain habitability standardsMore tenant protections against retaliationIf you’re unfamiliar with local laws, a PM can help navigate compliance and avoid costly mistakes.Final Thought:If you prefer a hands-off investment, a good PM is worth the cost—just vet them carefully.

I would try to reach out to other investors in the area through REIA meetings. 

My budget will be around $200k but I’m meeting with a lender on Tuesday to go over all of my options.

Although as @Drew Sygit asks, what have those PMs that pledged to do it better now learned that may bring them back into line with main stream service providers? 

Just had a meeting with the LP who brought me the news.

My favorite way to find a mentor was to look on Zillow for houses for rent in your area and then click on the ones that are 'for rent by owner' then call them and introduce yourself as an investor in the area who is looking to meet new investors. 

Meeting a 20% down payment to avoid PMI seems manageable, although would take a big chunk of my liquid net worth, and I prefer this route over using an FHA loan.

Once we identify a location that meets our criteria, we network with builders, property managers, lenders, insurance companies, CPA's, attorney's, etc. that service that area to have the entire team already established you need to be a successful investor regardless of your physical location or experience level.

Last week,my sister was at a meeting with the Mayor of the town these two men live in and he knows both and said he could get them served.