Alternatively you can individually own houses anywhere in the country, or you can partner with others on deals anywhere in the country. 

@Nick Pisano I haven’t used list source, but if you’re investing in your own market, I can definitely vouch for the “driving for dollars” technique then cold calling those leads.

They alternate foreclosures and tax sales every other week, usually. 

Alternatively, break down all the skills needed for syndications and see where you are a best fit.

Many of our conversations end up going down similar paths and I’d love to hear some potential alternatives to how we usually respond.

If this option doesn't work, here are the alternatives and their pros/cons.     

It's a GREAT alternative to Conventional Lending but they are indeed more expensive loans.  

I think your personal credit is the most important to focus on, but having business credit is also a really good alternative in creative financing (e.g., not using hard money lenders and instead using introductory periods to get into properties.) 

@Alex Speiser BRRRR is a cash acquisition strategy...I get calls routinely from guys that try to do this with loans and get killed...some to the point they pause any investing for years...you're looking for extreme discounts and buying at 50-60% of value...for cashThe problem with the hype around BRRRR is nobody is really honest about this...BP doesn't help much by pushing this technique to every new investor in the nation...this is not a beginning strategy.

In either case, you might also consider using a VA-Renovation loan (contact Deborah Joslyn at University Lending), which is a good VA alternative to the 203k and might allow you to find those uglier 3+/1+ homes in need of work at a lower entry point and with no FHA-imposed PMI.