My personal preference for a buy and hold would be an already established area (or an area that's still gentrifying, but has already seen significant progress). 

@Jerry Chilimidos I am not a CPA owever my understanding is any loans to your IRA can not be personally guaranteed.

For instance, said property manager manages maintenance issues, problems that arise during bookings, basically anything that needs a physical person at the property, while I manage the rest?

they're not magic.are you going to in-person / informal meetups? 

For example, at the start, do you confirm if all persons in the house are aware of your presence, and do you ask if it is OK for you to open bedroom, bathroom and closet doors?

I also have personal W2 income, if that matters.Is there a loan out there for a set-up like this at 15% down? 

No personal income or tax returns are required.

Real-life reps, to me, means seeing properties in person, whatever your asset class. 

I am still personally buying rentals but I am not expecting much in the way of cash flow at the moment.

Share what you are looking for and the deals you are working on with your network in person and on social media regularly.2.