Hi Kent,I think Section8 is a great play if you have the patience to deal with a more challenging type of tenant.

I think talking to some colleagues as @Kimberly Abeln mentions is a great idea. 

I think a catchy slogan could draw attention (like the Billboard "YOUR WIFE IS HOT [fix your AC]"  stays in peoples mind.So try to differentiate yourself by being catchy, witty or funny, while still getting your message across and of course a good number to reach you.I hope that helps. 

I think you are trying to say you want to put your money on the line doing flips but don't want to take the time to make sure you do it right.

I think that's what gets lost a lot.  

We are out of state investing too and are thinking of going with a local insurance agency see how that works for us. we use JB lloyd and have been very happy with them

This required previous rental property ownership history and a personal balance sheet the bank used to underwrite their risk.Due to these barriers to entry, I have been exploring a zoning change from B1-1 to RM 4.5 thinking the change will open up the pool of potential buyers with the ease of residential financing.

But I think you can find opportunities in any market. 

I'm still in the niche as I think there will always be a market for affordable housing.

@Kwame Locks in addition to the advice of going to meetups, here's one strategy I think that would help you find someone to mentor you.As you go to the meetups meet as many people as you can, try and find more about their business so you have a rough idea of what they do and focus on, but more importantly try and ask them what problems they currently have or what they're struggling with.