That would make it tough to pursue this for obvious reasons. 

1st time landlord investing in Class C or possibly Class D neighborhoods renting to section 8 tenants' out of state is extremely tough to do. 

Its tough to know if they have these three when you are starting out.

Unless you're buying under market value or with all/mostly cash, it can be tough to be cash flow positive on a rental property here, and extremely unlikely to find any that meet the 1% rule as a LTR.

This guy is telling me it needs 150k to reno, but I have a really good team of workers that usually keep my costs down substantially and do very good work.

Don't wait to have tough conversations.  

Bella Vista is a really great spot for a homeowner but investing there is tough.

You are not crazy :) cap rates on storage got pretty crazy in the last decade as the space has become crowded and money was cheap, starting to see some reversal of that now, but its tough to find deals at a true 10 cap (10 x NOI or NOI / .10).

If you have a basic understanding of Excel and can use Yelp to find honest workers, you can manage 5-10 units by yourself in a couple of hours per month. 

Anyways, my opinion is that you are clearly an intelligent and motivated worker.