You can use the calculators on here to present the deal to a buyer(free for 3 uses unless you upgrade to a pro account) with a breakdown of the estimates(you want to be as accurate as possible), and you can find templates for the contracts here(but your contract should be reviewed by an attorney in your area), and there are plenty of list services(a lot of people mention List Source) and direct mail services(sometimes combined with list services).

After all, their money isn't earning that much sitting in a checking or savings account so they may be happy to loan it to you for as long as you like.

Stock investing is one of those streams even though it may not seem like it when it is sitting in an account.

Action steps for me in your position would be; 1. add a profile picture 2. make my account a pro account for credibility and ability to market in the marketplace 3. post on bigger pockets 25 times a day for a month straight 4. check out my house deals . com 5. start going to real estate meetings from meet up . com 

I read a really good blogpost, https://www.biggerpockets.com/renewsblog/2015/05/10/invest-out-of-state-how-to-analyze-a-city/ that talks about a city's Comprehensive Annual Financial Report (CAFR).

@Amber TurnerThen you have the choice of going Freddie, or Fannie, whichever is more advantageous, if needed.Reminder that retirement accounts can be used for reserves, at 60% of value.Below is particular to your situation as you described it...Fannie:4% of unpaid principal balance for non-subject property investment properties.6 months of PITI for subject property. 

I have an LLC, but I'd like both STRS accounts to be in the single SD 401k if possible.  

But are they representing the proper projected expenses to account for the property and location itself?  

My program for my clients models the "BRRRR" strategy and we are having a ton of success with ROI's in the mid-teens on a consistent annual basis!!

Every time I look at my Mint account I am amazed at what real estate has done for me!