Frankly, even local: the last 3 properties I bought were all in close to move-in-ready condition, because currently, I can't get enough discount on a property in a desirable area to pay for the necessary repairs and upgrades.The radical solution: move to Cincinnati, even the playing field and become a local investor.

You have to look for deals that are discounted, because in general, you cannot buy things at retail prices and sell them at retail prices and make a profit.

Quote from @David Gruszka: I wouldn't touch this applicant with a ten-foot pole.The drug felony is old enough that it may not matter as long as she has maintained steady work and kept her finances straight.

She had also asked an inquiry for a discount before "booking".

I know a few expeditors that could at least give it to you straight and point you in the right direction, even if you don't end up hiring them. 

She called and told me straight off that her husband has 2 prior felonies.

This is important because the discounted property tax is likely the only advantage of keeping it and that is only present if you move in.  

Essentially, should we take this step-by-step approach rather than jumping straight into being landlords?

I installed a 2 1/2 ton straight AC with heat strip unit today for $3,900 out the door.  

Then, possibly you can outsource some responsibilities to a lead tenant in exchange for discounted rent?