I need to keep everything very local for now, which is challenging, but I'm willing to face a challenge.

If it's feasible I always recommend to start investing locally and sourcing the deals, contractors and if interested manage yourself.

Despite mortgage rates being double what they were two years ago, the overall borrowing environment remains favorable for state and local entities.Key initiatives driving this surge include efforts by entities like the Michigan State Housing Development Authority, which recently launched a $425 million bond sale aimed at providing affordable mortgages to over 2,700 families.

As far as getting best rents, I've seen professional photos make a huge difference and depending on your local market placing it all the typical property sites like Zillow, Trulia, etc.

I started local because I was more hands-on and wanted to experience the process.

@Tim SwierczekThis must be local to you.

If you want to use a local company to manage your rental instead of self-managing, I can put you in contact with a great team!

Take a class on Financial Planning at a local Junior College. 

Choosing a market for your first investment should be as close to local as possible or you won't learn anything and will be too hands off.

Have you tried attending any FREE local real estate meet ups in your area?