Shawndrika Hardie if you got your RE license you could earn referrals for those people who want to find rentals, or commission on buying and selling.If you want to wholesale try going to the county records office to generate leads

I advise clients to open in the state where the rental is.

Rather, you would need a viable business that generated income that they would extend the loan against.

@Jay Helms why do you ask if it is seasoned, would you advise on refinancing the FHA into conventional? 

Some may advise to give them a chance, that would be a major mistake that will only cost you time and money.

Does anyone have any advise on the best way to do this or have other ways to have tenants contribute to shared utilities? 

Any advise and insight would be greatly appreciated! 

@Ken Boone I pretty much agree with the advise above that a website is not necessary in the beginning.

It's the same all over.The other option would be to get a generator going, but asking your clients to maintain that isn't a great idea.  

As for a niche, I can't give you excellent advise - I'm still searching for mine!