As Nicholas said, contact as many as you can yourself and test out who you think are the best.

Are they looking for cash flow exclusively, moderate to high appreciation potential, or both, etc.Typically, with more “affordable” markets, you get better relative cash flow but also more intensive management concerns (vacancy, collection, maintenance, turnover, etc) and less appreciation.

On our deals we always do rental rate, occupancy percentage, cost, and finance stress tests.  

I think a decent litmus test is that if you don't feel 100% comfortable walking in the neighborhood at night, you should avoid investing there.

Most experienced investors, myself included, would advise that you first test out your market and explore investment options there.

In my market $10.50 is BELOW the average for an entry level labor intensive job requiring no education.

It might be easier to look for a partner to put up the capital if you find the deal manage the renovation and other time intensive activities.

Any recommendations for practice test books/courses to prep for the licensing test following completion of the course?

That's after 3 years of intense looking and two offers in 2019 that I got cold feet on because it would have been the first investment property that I have owned. 

The moment folks starts testing new markets because Memphis "Isn't working out" is the moment all the deals reveal themselves!