IMO, you should network and meet as many private lender and build a relation first then find the deal.

There's one in Lakewood that meets monthly I believe.

I meet frequently with people interested in starting their investment journey.  

My plan now is to buy a SFH and live in it long enough to meet the FHA's minimum amount of time in order to begin renting it out.

Do a Welcome letter to everyone the day you take over, include who they now make payment to, your contact emergency number, and let them know you look forward to meeting them.As far as leases, you don't want to renew or give everyone same date for renewal, stagger your renewal dates so you won't risk having 3 empty units.

Would love to connect and discuss our goals and see if we can organize a meet up or just learn from one another!

If at all possible, I would love to meet up with you over coffee to pick your brain on REI in general and specifically what you look for in the Columbia area.I'm looking to buy my 3rd investment property in the next 2-3 months so I'm starting the searching process soon.

We should meet and talk some time, perhaps one day at my property.

You're basically there to help them by buying at a fair price and get them rid of potential problem and hassle. when I meet people in that situation I tell them: I'm sorry for your lost, just wanted to let you know that if you are interested in selling xyz property, then I'd be willing to make an fair offer on it and help them avoid potential adversity by buying with no condition and quickly. 

Meeting experienced investors near you would be a good way to get the hands on guidance you need.