Also I've talked with out of state lenders who seem quite reputable and charge reasonable rates but my gut instinct is to go with an in state company.  

Ask those you run into, city building people, The Chamber of Commerce experienced people, and local real estate Agents or brokers with a good reputation and are experienced in what you choose to do, and drive around to help you see where things are happening.There are some areas that are doing well in the southern Dallas area but you might need a little more experience before you go there.  

Does anyone know of a reputable and good property manager?

So I would actually recommend not looking into LA, or NYC, or SF, and explore suburbs or smaller cities.

Can anyone help me find a reputable roofer in Citrus County Florida near Beverly Hills Florida?  

I've been exploring the condos and single family houses in Palm Springs,Cathredral City foreclosures/ and bank reo's, the market seems to bevery active and am wondering if I can find an equity partner to doa fix and flip deal there. 

Start exploring a FHA Reno loan.  

Majority of us are hard working people, but the few have given us bad reputation. 

I'm in Peoria and I have often thought about exploring that market. 

I would like to explore the options on if it's possible to get certain areas rezoned.