Separately, I will be needing to raise rent for existing tenant to match market rates. 

Do you specialize in residential or commercial market?

You can also ask members of your local real estate investors association for real estate accountant recommendations.Good luck.

I would certainly start by talking to lenders, since $90k does not go very far in many markets, especially if you need to both buy a house and rehab on that budget.  

@Hitesh Gupta Check out meetup.com for local meetups to go to.

In today's market, what innovative strategies are you using to maximize ROI on properties that might traditionally be considered high-risk or low-yield?

@Reitta Seidel, yes.Maybe sharing some of your thoughts that made you post this question will yield more valuable feedback.In my market, single family homes sell all year round.  

Join local meetings, attend real estate seminars and workshops, participate in online communities, and network with local real estate agents.

I'd say first, figure out what kind of investing you're into and make sure that the market you choose supports it. 

STR is becoming a difficult strategy because there are so many costs (furniture maintenance, utilities, internet, etc.) that you have to factor in and if you are in an oversaturated market, then unless your property is unique, you can only compete on price.