Before moving, we ReFi'd into a very specialized loan that allows us to access equity for 30 years, and pay down any balance very quickly. 

I'm in California so out-of-state is definitely my best option.I read some negative feedback about Roofstock (they do volume and automation vs. quality and real people) and read some good stuff about Rent 2 Retirement but I've tried to talk to them for 3 weeks now and they didn't show up to the calls scheduled using their system, so I feel like I'm in a dead-end with these two options.I was wondering if anyone knew about other companies or people who specialize in turnkey LTR properties?

My wife and I have a specialized 1st position line of credit on our property.

At the end of 2020 I purchased a restoration franchise called AdvantaClean that services from Chapel Hill to Fayetteville, Sanford to Dunn which amongst other things specializes in Mold, Water Damage, and Duct Cleaning.   

Usually, they have a referral network and may be able to give you a few names of some attorneys who may be able to help you who specialize in this niche.

@Larry Lyons Two for one special....You might want to take a look at some of these qualified opportunity zone (QOZ) funds. 

Hey @Krystal Thompson, I recently connected with a broker who specializes in investing.

Maintenance,preventive maintenance has caught my attention.Although I can't become specialized in all of them (it requires continous learning) ,what I learn I implement at my job .My daily chores are:-repairs (light electrical work,light plumbing work, patching the flat roof,drywall repairs,sheetrock repairs,etc)-maintenance (painting, cleaning,light labdscaping)-preventive maintenance on pumps,tanks,gears that are vital to the daily property operations-find ways to increase heating efficiency and lower the cost at the same time-find ways to lower water consumption in the building and energy (electric and gas) consumption-increase the buildings occupants comfort-increase the NOI for the landlord-collect the rent-resolve tenants issues-basic inspection (I look for air leaks, gas leaks,water leaks) (of course a property inspector has much more skill in doind that than me)All of that brings me joy in my life, but it doesn't bring a high income (because I don't have a specialized skill)So I would love to find a way to acquire a property and put my skills into my properties.Thank you for answering, John

Your best bet is either find a lender who specializes in that range such as auto/boat/motorcycle, etc. or you have to go to the usual advice of a local credit union or bank that will lend from their own books. 

They specialize in real estate and would know how to write up the contract.