I would recommend using FHA to get into the game as an OO property and then using that to snowball into more properties down the road.

Ask friends, local groups, builders, online forums, meetups, investor groups, visit flip job sites, etc.   

ugh long day and was writing on mobile site

Also as he stated, most sites espoused automatically collect the room tax from the renter as they would probably be on the hook if you didn’t pay it. 

By far the best learning experience in this numbers game, while you are getting licensed, is driving for dollars, knocking on doors, and cold calling.

Money is not best spent on “free, clean injection sites”

Well if you sell the only way it makes sense is with a 1031 or you'd drop all your hard earned gain for a better return and that's a break even game - no fun for anyone.Cash out refi - watch out in an environment of rising rates. 

Welcome to the site.

It's about as nonsensical a way to get in the R E game as there is. 

However, please next time give us a quick background so we don't think you are out of your game.