I had constant issues with the local government and the taxes were absurd.

Quote from @Marcus Ball: After struggling with local rehab properties in California, I switched to build-to-rent developers and chose a 1031 exchange.

Please do this first:  contact the local Housing Authority office in your market area and obtain the landlord package.

And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

I’m personally actively looking for new investments in my local market (outside of Charlotte NC).

I would suggest going to the find a lender tab here on bigger pockets to find a local lender who has the same products. 

Generally local agents have one purpose, to sell.

Of course, happy to connect you to local agents if you want to explore possibilities. 

Those forms are generally well reviewed by local attorneys in regards to the local jurisdiction regulations.

A few things I’d suggest as a local investor:Know Your Markets: New England is a mix of urban, suburban, and rural areas with very different dynamics.