I'm looking to start investing and would love to partner up with an investor to learn from and to be your agent while learning.  

Duplexes in my neighborhood are selling for $415-$435,000 and rent for $1,100-$1,200, including water/sewer (Bend does not allow 2 meters on 1 tax lot) Demand has been strong. 

The tax benefits are obviously very strong for QOZ programs. 

I lived there for 31 years, and 2 of my partners are there.

Partnering yourself with the right agent will help you immensely in terms of economics, business strategies, and market knowledge. 

Something you might consider is taking a look at your strength and weaknesses, I did that and partnered up with someone who brought those things I didn't have to the table. found a mentor,  And a carpenter,  I wasn't a Carpenter, so building things wasn't in my forte, I had a friend that was. 

I buy 2-3 homes a month here in the Pittsburgh market and I wouldnt dare buy out of state unless I had an exceptional partner who knew that area, lived and invested in that area out of state.

Anyways fast forward 10 years and after running my own contracting jobs and doing other things I finally had the money and I didn’t need a partner or private money.

Seems like a great market for cash flow that has some strong appreciation potential. 

I think my partner and I are definitely getting near the threshold where conventional lenders won't give us a commitment.