I'm not a lender but I know several good ones that are here local.

My advice is to speak to a few local HMLs and ask them for their rehab estimate spreadsheet, which most should be happy to provide.FWIW, based on my assumptions above, you can’t pay more than around $480k for this property.

I use a local company for background checks and all that kind of stuff.

Remote management is definitely doable, and as you hinted at it's very important to have trusted local vendors.

I have one lender that is wanting 25% down that is local.

Attend real estate events or join local real estate groups.

I plan to start house hacking not too long from now but am currently trying to talk to local investors and talk about there experiences with investing locally.

Market Knowledge: These agents typically have in-depth knowledge of the local real estate market, including areas with high investment potential, upcoming developments, or changes in zoning laws that could affect property values.

You can advertise on gosection8.comI only market to S8 voucher holders, VASH & housing our heroes. 

Goal is to get a couple local rentals and move her into one and rent out others.