Examples - owner occupied loans for house hackers, specific market knowledge (ie - friend of mine that ice fishes and bought a short term rental cabin in an ice fishing spot that you and I would never know of), ability to do renovation on your own or cheap, contacts with local companies or organizations that would be a tenant source for mid term rentals, ways to source off market deals, etc.Whatever it is, figure that out and get started.

I've been networking locally and met a successful investor who recommended section 8 to me.

Do you invest locally in Ann Arbor?

Casa de Arte is a beautifully appointed home designed and furnished by local San Miguel de Allende artists.

I am not a local so looking for some guidance here. 

You have the choice to explore the neighborhood, connect with a local agent, or conduct online searches.

15% down from a local bank How did you add value to the deal?

Also you can look at local broker websites to see who they represent and they will let you know who is expanding. 

I'd echo some others and suggest coming out to some local meetups.

@Bria Johnson in my local area I have begun direct mail marketing for local run down houses that I can send to local flippers for finders fees.