My only issue is, I don’t know how to find clients that are interested in investment properties.

I've helped a lot of investors get into duplexes around DFW but the most I've had a client spend is around 450k - obviously it all depends on the rent but given the sales price and the rent - it's a big no for me, but again, that's just me... but I'm sure others will chime in and say the same thing.

I'd buy their home and turn around and sell it to my clients.

@Rich Thomas I am not an attorney, but the advice I have heard attorneys give my clients is to form the LLC in the state where they are investing.

I proceeded to hire a contractor, recommended by my banker who was also a client of the contractor, and work began.  

Technically, you are not actively working with clients, but you can refer people who are looking to buy or sell to an active agent and get a 25%-30% referral fee on any commissions generated.

Lenders certainly look for it, but many of my clients are getting $4-10 million loans, but net worth maybe only 1-2 million.

My wife had clients that had bought a house through her and their old house was slow in selling so she had OpenDoor price it.  

@Dustin Salmon A Phase I (ESA) will tell you if there are any recognized environmental concerns, current or historical, and if really serious, a Phase II will be recommended.

This way I can recognize potential deals a lot faster and hopefully make money for all of us involved.