It sounds like your goal is for long term so I would say look for areas where you know appreciation will most likely increase over the years like in our area and just know that your buying it for long term and accept the fact that cash flow wont be an option until maybe in the distant future as the market hopefully improves in rates and rents increase a bit.

In the not to distant future a company called Hogslat will be building a large production facility in Wright County.

Community banks typically require the deals they fund be a 1 hr drive from the bank unless you have a lot of $$ parked at some more distant bank.  

Yes we all profit from paying down a mortgage and from appreciation at some point in the distant future but until you reach that point you still need to pay the bills.Two different animals, different concept, Investing verses speculation.

Given the last time it was purchased was 1984, there could be some major repairs needed in the not so distant future such as roof, heater, electric, plumbing.

I've read a bit and it seems to be working fairly well for many investors in BP.Can anyone who have used it tell me if this is a practical idea for a distant property?

He was kicked out when my tenant was evicted due to failure to pay rent.My current tenant has an distant criminal past (selling drugs in another state). 

Perhaps there is a grandfather clause which "allows" a distant owner...

If you buy investment properties which give a good cash flow on a monthly basis, that can help improve your lifestyle in the now(or you can reinvest and improve your lifestyle even more in the not-so-distant now.)

Is it because of something like medical bills or school loans  that may have happened in the distant past or is it low because they have been late or don't pay utilities?