Regardless, it'll be vital to build your core-4 if you plan to invest out of state, I'd recommend reading this article by David Greene: https://www.biggerpockets.com/blog/core-four-real-estate-tea... 

You might try googling "warranty deed West Virginia", and then look for some legal blog posts that discuss the specifics of warranty deeds in West Virginia, and whether in fact that's what they're called there, before then going back to the search results (maybe modifying to "sample warranty deed West Virginia") to find a template of the document from a reputable source. 

https://www.biggerpockets.com/blog/brrrr-loans-what-are-the-...DSCR Loans could be a great option for you since there are no DTI requirements or hurdles to worry about

This applies even if you read a book or misinformed blog post that says "the tenant is your customer" - no matter how many exclamation points.

If you're set on investing out of state, whatever market you decide to invest in it'll be important to develop your core-4: https://www.biggerpockets.com/blog/core-four-real-estate-tea... 

Here is a great blog post that will really speak to your client.

If you're looking to invest OOS you should check out this Bigger Pocket Blog here: Core 4 Members of a Profitable Long-Distance Real Estate Investing Team (biggerpockets.com)explaining what's needed and how to build your Big Four team so you will have boots on the ground ready to move full speed ahead when you're ready to pull the trigger.

Take a look at this blog post, you may be able to better understand your seller, anticipate their pain point and provide a solution they haven't considered.

Pennies  Hey Penny,You can follow my 8 year+ LP syndication journey with one particular platform in my 4 BP blog seriesHave I Found the Holy Grail of Passive Real Estate Investing? 

I made the case here: https://www.biggerpockets.com/blog/this-housing-market-isnt-... and nothing has really changed other than a fear that the massive deficits the government is running are acting like a stimulus that's keeping the economy afloat but only for the time being.