You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

I just listed my last property for sale, a fourplex in Pocatello, because now I focus more on commercial RE and syndications to be a true passive investor and not deal with tenants and repairs.

I think it's more about the people honestly - if I decide that I'm going that route than I'd narrow it down to 4 or 5 cities and I'd try to meet some agents and property management companies from there. 

I disagree to an extent about listing properties as a new agent.

So the property owner can never sell?

Unless the medical condition meets the state criteria for early termination and that the medical notice does not appear to suggest that, you cannot terminate the lease outright/immediately but that you will begin to market the property for rental and upon securing an acceptable tenant, the lease can be terminated pending a satisfactory property walkthrough indicating no damages. 

If the client is in CA the community property state laws may help here (not entirely sure) depending on when the property was acquired but it would be a great question for an attorney as Jason mentioned.If they were married and went through a divorce it would be worth looking into how the divorce paperwork stated how that property would be handled.

If you're going to do a lot of D4D, then you might want to have that, too.When I do D4D, I use PropStream to locate a number of properties in a small geographic area. 

I know a common practice (at least for syndications), is to create a separate LLC for the property and then raise capital once the deal is already under contract.

What I am hearing is you will need to rely on  some properties to carry others.