There may be other ways to get it done, and I'd be happy to connect!

Connect with experienced investors through networking events, real estate forums, social media platforms, or directly.

They do all the work you collect the check.Write fantasy short stories - Using Wattpad you can connect with 80 million readers and find ways to monetize your short stories.Do a course - Udemy or Coursera allows you to easily do your own course and are the most used.Newsletters - Essentially you create a newsletter on a niche you are curious about and put it behind a firewall.

Even in one of those states, there are so many sub-markets, so I'd start with who you already have connections with. 

Facebook and meetups are a great way to connect with people in the market.

BiggerPockets is a great place to be to learn more and to connect with people who can help build your team.

Shoot me a DM if you want to connect and chat more. 

Networking through local real estate investment groups or online forums can help you connect with experienced folks who can offer guidance, but also do your own research on the way.

I happen to have joined the Flip Secrets online training program which has a good community of other house flippers that I can connect to and find online coaches. 

Your biggest costs will probably be connecting to the sewer and getting water/electricity into the garage.