If this is a one off investor deal and you don’t have your own agent involved then I guess you have to make up your own solution.

After I gave him that address he couldn't use he said that I should have another guy involved in my deals so he can teach me what to do.

My full-time job involves consulting with local governments and developers in land entitlements, ordinance preparation, and coastal development regulations.  

I'm interested in turnkey properties in the future as well to build my portfolio as the cost of some of those cities you mention is significantly lower than our coastal areas.To get to your point it sounds like you need to decide how involved you want to be. 

Categorizing things so generally may make you miss out on perfectly good deals, or settle on a bad deal because it fit into the "good/recommended" category. 

If you can find a small house or manufactured home that would fit their needs, that may be an option.

What paperwork is involved?

That’s good in theory but how does that work involving other people?

I am finding it hard to find cash flow positive properties in these areas, i havent seen any properties fit the 1% rule and in general they all lose money, esp considering pmi and 3.5% down.

If you do, it is because there are lawyers involved and they do their own title insurance underwriting.