Hey @LaShanti Penn      I would suggest connecting with more local investors and maybe joining the local Charlotte chapter on the North Carolina Real Estate Investor Association.

As @Daniel Sperling said, either get a standard contract that you can edit from a realtor you know or pay a local attorney to draw you up an air-tight contract that you can re-use once they know your goals - direct to seller, wholesaler, etc.The worst thing you can do is show up with a half-page doc for a seller.

My family is in the new home construction business locally, so new builds seem to be the smartest route. 

Here are some recommendations to help you on your journey:To begin, get pre-approved for a loan from local lenders like Georgia's Own Credit Union, SunTrust (now Truist), and Wells Fargo.

Do you think joining my local REIA would be helpful?

If the tax benefits out weigh the costs, then you'll want to move toward that strategy.If you attend local RE meetups, maybe you could ask for recommendations there.

While most municipalities do not possess an interative map as easy to use, once you famiarlize yourself with the base zoning districts that allow the 2-4 unit buildings, relying on the local zoning maps will help direct you to the specific areas within the municipality that possesses the proper zoning.

And I know that's kind of what you were asking here but let's try some local real estate meetup groups in your area.

I'm using sites like airdna to help analyze deals but would like a little tip on how to navigate local licensing (if needed or not) and how I could maybe start one in Madison specifically what hoops I need to jump through?

Definitely look up local rent control laws and understand what you are getting into.