Meet people and network with them.

Your $30k should be your emergency fund and not used for new investments at this time.Consider talking to a CPA or financial advisor.

If that leads to a more structured and education based meeting, then that is great - if it remains just a place to gather and bounce ideas and network, that's great too.

I need a CPA and had a quick consult but haven’t found someone I love.

You should make one trip to the area for 3 days and network in person.

Finding the Right Deal:Investors often rely on off-market deals (not listed publicly) or network connections.

It will take time to build a dependable and reliable network of licensed professionals you can trust.

I use National Tenant Network to run a tenant score and recommendation.

Try networking locally with real estate groups, investor groups, rental owner associations, a local REI, etc. 

It's very simple, here is the header for one sheet:# Of RentalsAddressDate BoughtYear Roof was put onCost of PropertyValue of Property 2017Value of Property 2021TaxInsuranceMortgageMaint/HOAAC FiltersRent Per MonthThen I have another sheet to keep track of any expenses for the year:# Of RentalsAddressCityJanFebMarAprMayEverything is very organized on these two sheets for the CPA every January.