We were initially looking outside the major metropolitan areas, where it's significantly cheaper.

If you do not live in that state, you will need the services of a registered agent, easy to find online.The reason for creating the LLC in the state where the property is located is that you will be permitted to use the courts in that state if you need to initiate litigation.  

Initially I would lean on a house hack.

for non commercial residential I saw a study indicating that 97 out of 100 largest cities that it is initially cheaper to rent than owner occupy purchase.  

Initially, its mostly elbow grease.

Talked to a seller today, and her exact words were: "I have been advised by the title insurance company that because the deed for the property from my grandparents to my uncle was recorded after their death, I need to have a quiet title process initiated."

My initial google searches seem to back their claim: http://www.excalhomes.com/excalibur_home_management_blog/why_can-t_i_get_a_copy_of_my_tenant-s_credit_report

Petersburg area in FL (also looking a bit in Sarasota), and upon some initial digging, we've determined that these could be potentially solid areas to start our real estate portfolio.

@Filipe Gonçalves, how did you initiate contact with them?

Remove your gf from the initial analysis.