I am local and could even view in person to get a real time experience if you like. 

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

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.

I hosted attorney panels in local REI clubs, and there never was any consensus.In our great state of Texas, your best option could be a Series LLC: one LLC that has individual compartments for each property.

You should be able to download these things and send to them digitally.  

This involves research, networking and gathering local knowledge.

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

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

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.