Any LTR opportunities for non-cash buyer in this seller's market?

[Julie Sisnroy]

I have been on this forum for days now and it is becoming overwhelming and discouraging.  Clearly, we are in a seller's market pretty much across the board for most areas.  From reading most of the forum posts here, all of the markets I am considering (mainly SE) are so competitive, it would hard to participate in a bidding war as a non-cash buyer.  I do not want to buy in a low C or below neighborhood as an OOS investor.

As someone looking at LTRs, appreciation is key.  Are there any places with growth potential and appreciation a non-cash buyer would have a chance? I have about $60-70K available for down payment for a long-term buy and hold, which allows for property in the 300-350K range.  I do have 3 properties I could refinance for cash-out which is not ideal and would not get me to 300K.  

Any pointers for this conventional buyer? Open to creative financing within reason.