I’d suggest you look at your local market and see if you can find anyone that way. 

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

For someone looking for diversification or steady long-term growth without getting too hands-on, your suggestion of buying and upgrading a rental property in a familiar and appreciating area makes a lot of sense.

I would suggest getting another full-time job for the time being and investing/doing STR on the side until you can fully and comfortably replace the income that you would be receiving from your job.Is your LTR in need of repair?

I'm not sure I would want to be in a blind pool fund at seemingly a late inning stage at this point in the cycleFinally, if you're an average Joe wanting exposure to this sector I would strongly suggest taking a look at the public REITs as an alternative. 

Also creating an LLC for each property you move is a suggestion.

My suggestions:* Requiring code compliance and safety equipment is absolutely valid and should be part of the regulations* Requiring owners live within 15 miles is not necessary since poor hosts whether they're local or distant will violate the 3-5 warning system and earn a suspension.

Thanks, @Ken Latchers for the suggestion.  

I then spoke with the buyer and his agent, suggesting we use a commercial lender I had worked with for over a decade, who could provide an answer within 24 hours, contingent on a new appraisal.

My suggestion if your goal is to free up some equity to use for another purchase - start small with the single family home with a cash out refinance.