I would recommend house hacking locally.

Additionally, attending local real estate investor associations can be fruitful, as wholesalers often attend these events to connect with potential buyers.Another method is to keep an eye out for bandit signs in your local area that advertise messages like "we buy houses" or "cash for homes."

I was getting interest rates that were slightly over 7% for a fixed, and I recently learned about the 5/6 ARM through my local credit bureau who I had financed my car through many years back.

I would suggest at least have a chat with some local realtors/investors to familiar yourself with the neighborhood and growth potential. 

But the old concept of buying local (and fix,rehab,rent) is always working good for me.

Otherwise, you could attend local meetups, join mentorship programs or work with investor-friendly agents.

There are great local groups like the North Carolina Real Estate Investor Association and TREIA.

Talk to a local realtor about rental trends.Consider the specific homes you've found.

But you should check local ordinance.

Thank you,These days, either you invest for cashflow or appreciation, it's way better to invest locally.