I am finding fairly positive economic data but have not run across many on these forums who invest there.

Forming an LLC can be a great way to explore this and provide protection for your other assets.

("No person shall engage either directly or indirectly in the business of a real estate broker, broker-salesperson, or salesperson, temporarily or otherwise, and no person shall advertise or represent himself as being authorized to act as a real estate broker, broker-salesperson, or salesperson, or to engage in any of the activities described in R.S. 45:15-3, without being licensed so to do as hereinafter provided.)

(don't think we have time or knowledge to pursue that) . alternatively the lender has asked us to work with a commercial lender.. we have not done any commercial loans so far, but basic research provides core diff is the 30 yrs vs shorter duration 10-15yrs in commercial + ARM (floating). 

If you can't find what you're looking for, try the Bigger Pockets Fileplace.

Mike- I see a lot of properties available in Hagerstown (duplexes) that appear to provide decent cash flow.

The problem with that system is that the meters were in each unit and electronically transmitted the usage to a third-party provider for billing.

After finding a  suitable borrower to place your money with, but before the money trades hands, be sure to underwrite the deal thoroughly.

I have been very fortunate to find a local bank that was enthusiastic about learning more.

I want to schedule a consultation with them to find out more and how much it costs but thought I would get some opinions here first.