@Alex Silang I am not claiming to be an expert but I think your best bet would be to look for a turnkey provider in a place conveniently close to you and see if they would be willing to give you a role in what they do - maybe doing something you are already good at, so they benefit, and in return you see and learn what they do.I am suggesting this because in my line of work there are many many people with academic and theoretical knowledge but they often haven't ever really applied any of it.

Driving for dollars seems to be our best bet as of now.

My wife's tiny little home town in West Texas suddenly got a big boost as they found a bunch of oil nearby the other year and suddenly all bets were off.

Better have a strong legal/lobbying budget as most incorporated areas won't allow such a use or at least actively discourage it.

So areas like that are not a smart bet compared with more urban areas.

Keep posting and stay active on the forums.

One of my new Year's Resolutions was to be more active with them.  

I have in my leases that any illegal activity could result in immediate eviction (by preponderance of the evidence, not by conviction).

Keep active in searching them out, we had a couple guys in our fire department that bought into the program and did very well.

Taking on underfunded investment properties can become very stressful financially and emotionally.Remember - if you decide to wade in now "Cash Flow is king" meaning it needs to cash flow when you buy it don't bet on being able to significantly increase the rent to improve cash flow.Good Luck!