From what I have heard, Dayton is a similar market, and you will ALWAYS save money by investing locally by not needing to hire a Property Manager (yet).

Going over maps of known repairs with contractors showed that there were a few houses where people tried to have piers installed and ran out of money before hitting stable soil, others in the hyper local area did have to go to 100+ ft.  

I flew there and walked the house, looked pretty turnkey rental grade): $1029 GFCI outlets, downspouts and guards, drywall, paint, bathroom vent$4615 (new AC unit since unit was stolen before tenant moved in, didn't file insurance claim because didn't want my premium to go up) $600 (water line, gas line, P trap)$60 lawn mowing$112  thermostat repairMy opinion is that Class C is better for local investors who are on site and know how to do repairs and self manage.

If you’re leaning toward an LLC, I can recommend some local options to help set it up.

Join a local landlord association.

I am new to real estate investing and looking to connect with any local investor.

I don't know if this is required in your locality but if it isn't get rid of it.

Just document the current condition before the cleanup process and follow any other local law or procedure that is in your municipality. 

I wish I could go back and have all my loans with my local credit union who keeps them in-house to avoid all this. 

If you're more of a 'personal referral' person than a 'do research online' person, and this is local to you in Manhattan, KS, hit up one or two of the trades people in the "little apple all stars" BNI group.