I found it through local relationships.

Find someone in your local market who moves a ton, go 50/50% with him or her on your next deal and let them manage the sticky situations and get through the barriers.  

Local REIAs

Too much risk and sets bad boundaries for tenants.Many use Venmo, Zelle or just have tenants deposit at their bank (local branch).There are also several free DIY PM softwares that have rent payment built in, but they charge the tenants a fee to do so (that's how the companies make money).

Some investors have a great experience with their local Housing Authority.

I am looking for local investors in the Houston area.

@Drew Sygit I'm not local, I don't see how that would work?

We have been trying to decided which asset class will be best for us in our local market (Willamette Valley, OR).

Saying hello, and looking forward to hearing from anyone else who also local to my city. 

So a 3 bedroom apartment 7 people can live there if they are related.Unrelated people generally will need to adhere to local regulations on unrelated people.