.* Call local property mgr's and/or ask for referrals from your relator friends/associates, and ask them for referrals - sometimes they will be nice enough to offer helpful advice, especially, if you tell them you will consider using them when you turn the house into a rental in a yearAs a 27yr appraiser and Realtor/Broker, the paint job has minimal affect on the value, unless it is so bad that I have to mark it down in quality and/or condition.

From there look at other factors like what is the alternative to renting at the subject property, is it close to shopping or major employment centers, parks etc..?

They are the only local QI that I’m aware of. 

You may be able to find a local bank that would hold the note if you bought it outright, but anything under $50k and most times under $75k is hard to borrow against...it's just too low for a bank to make any money without triggering usury or State/Federal fee limits like they mentioned.

go to local REIA events and just network, see what people are doing and find ways to learn.

Hosted a meetup and met a ton of local investors, I’m somewhat known in the local LA REI circles.

This involves research, networking and gathering local knowledge.

Jay,I recommend finding an accountant who specializes in real estate taxation over one that is local. 

We will usually comp cleaning fee or give gift cards to local restaurant to comp any legitimate issues.

Find and join a local REI or land lord Association and attend meetings to get local perspectives on markets, LL/tenant laws and experiences etc.Hang out here and search threads that may be relevant to you and your desires/needs.Decide on your objectives from investing, taking into account your resources from financial and time perspectives.