Find them at local real estate meetups, but be careful, it's a sketchy business overall.

Before making any decision, I would get a customized property evaluation by a local Realtor to determine the value of the property on both sides of the spectrum; sale OR rental. 

In my experience, success in D-class areas almost always requires being local, extremely hands-on, and self-managing.

Since you're still living in the property, you might be able to house hack and keep the lower owner-occupied tax rate—worth confirming with a local tax advisor.

They often have different vendors introduce themselves so you can build your team and they often have a local member do a case study on one of their properties to share the ins, outs, ups, and downs of the investment.

I started a new post asking people's thoughts about insurance costs in your local area and specifically costs to rebuild and other challenges:https://www.biggerpockets.com/forums/95/topics/1227051-insur...

@Edwin AlvarezI recommend finding local meetups to attend. https://www.biggerpockets.com/forums/521I have found all of my best connections at local meetups.

So, let's try some local real estate meetup groups.

A quick call with a local attorney can set the record straight and help you navigate this without drama.

Similarly, if you are you a medical professional with strong connections at the local hospital, then target properties (and their owners) that would attract medical travelers.