I would love to connect and be your boots on the ground Contact here in Oklahoma.

We are out of state investors and looking for some different "boots on the ground".

Have seen al the houses in area on preview (boots on ground); have contractor/insurance/CPA/handyman/lender/title on speed dial; know the cods and dude at the planning desk; have all the utility contacts on a card; play well with other agents and be known as a honest negotiator; be available in their time zone; say I don't know but I will find out when you don't have the answer and call them in ten minutes with the right answer; perfect at contracts...

Hunt for leads: This mainly involves the "free-er" options which are what Julien mentioned based on a time commitment to your boots on the ground approach.

boots on the ground?

My best advice would be to find a local partner who can be your boots on the ground.

It seems they focused on trying to prevent tenants from being booted for profit increases. 

In this case you're basically just buying the revenue, and it's not very impressive revenue relative to the purchase price.Financing is going to be very difficult on something like that (and likely even more expensive than normal) to boot.

I combat it by focusing on my friendships, staying caught up with friends, so having a core network of friends who just like you for you, where you can just be you-- is the most important thing IMO.  

My advice: connect with an investor-friendly agent (preferably one that has investment properties already) and have them be your boots on the ground.