My advice would be to maybe reach out to a company here locally that already has the relationships and the licenses in place and learn from them. 

$15 million in EB-5 Financing, 25% equity contribution from our local Seattle development partnerHow did you add value to the deal?

A couple of book recommendations:- David Greene's 'Skill' & 'Sold'- Hyper Local, Hyper Fast Agent by Dan Lesniak- Gary Keller's Millionaire Real Estate Agent- Stephen Covey's 7 Habits of Highly Successful PeopleSoak up the practical advice and apply it.The main takeaways I got from these books:- A day where you don't work to generate leads is a day off.

Connect with experienced real estate agents using BiggerPockets Network, local brokerages, and online reviews.

I've been looking for a reputable attorney to work with but havent found one locally yet to hold my hand through DD on the first few deals.

No one in the area has been successful, they even put an article in the local newspaper saying that they haven’t changed anyone’s property tax that has appealed.

I am basing that off local comps and the fact that a 3 unit building that is smaller than mine directly across the street from mine is under agreement for 440k.

It's a financing strategy where you would take on the mortgage payments, but the mortgage would still be in the sellers name and you would take title to the property. 

Everything you need is in Google maps, crime maps, talking to locals online, etc.

Renting short term or long term will have some bearing on it but this isn't too far fetched to find a lender for this sort of thing.A small, local lender will be your HIGHEST probability of success when trying to find investor friendly lenders on investment properties.