Your best options are SBA, Private Lenders and Local Banks that want to support local businesses.

People live there because they have no other options.

I'm finding some great sellers in Orange County who like that option to help with their capital gains liability...you just need an agent who knows how to present that type of offer.  

@Joseph MuleroTo boost your rent plan and make more money in the medium-length rent market, think about these steps: slowly add furniture to the new place while you stay in your current home, pick cheap furniture, use a credit card with good terms, look into loan options like personal loans or home equity credit lines, try out the market by listing the place with few furniture pieces, aim for easy-to-change furniture for flexibility, and talk to pros like real estate agents or home decorators.

Why would you want to work with a realtor (I know she is your wife, no offense) who knows none of the agents, does not know the paperwork or the process (they don't teach you this in the class) when your primary residence is on the line.Brokerage options vary, but if you just choose the cheapest one and use your wife, you will pay for it later.

We typically look for areas with great schools in business oriented areas.

Another option is private money / hard money. 

Even with no/low money down options, I suggest having ample reserves in case you need to come to the table with cash for some reason. 

Sounds like the best option is find a local investor that needs some extra capital that I trust.

Yes, we are looking for some options if you are willing to share, we'd appreciate it!