We require co-signer to be local and a real estate owner, so that in case of default we can lien their real estate.

Getting involved in local CARPOA, LIMG Hbg, or REI York are great resources.

I then check to see if there are any local laws that limit the number of STR rentals in the municipality.

Also make sure you research any local government / municipal STR restrictions.

You have 3 options:1) Look locally for Class C & D rentals - but be forewarned, you need to know pros & cons!

I would do the usual things like attend a local REIA to network. 

I suggest that you try to invest locally.

I had tried to set her up with free rent that she qualified for through various local charity programs for single mothers and everything but she never even completed the applications then I had to evict her.

Talk to the county taxing authority and a local real estate attorney/professional.

or, you just use wholesalersFor analyzing deals and doing the rehabs, there are plenty of free resources, either on BP, or other people in your local REIA.