Most don't have power.I have a lot of LTRs that where miraculously untouched except for minor stuff.Our Lake House never lost power.

If you want to hire a PM then by all means, hire a PM, but having some humility and realizing that you are in a position of power over this tenant does NOT mean you need to hire a PM immediately.

Heck my 7 unit I paid 180k and put in maybe 40k, rents are about 53k a year and going higher, KNOWLEDGE is power LOL, All the best 

From what I can tell, all the material and tools you need for investing out of state are provided and I have heard multiple success stories from it within it's first year being live.

However, smaller properties tend to have asking prices influenced by factors like local demand or future appreciation potential, not just rental income.If you're finding that the numbers from the cap rate approach are consistently coming up lower than the asking price, it may be because the market value is being driven by different factors, especially in a competitive or appreciating area.I’d recommend using comparable sales as your primary tool while keeping the income approach in the back of your mind to avoid overpaying.

Could you share what tools your team uses to gather the data?

Morning coffee power hour, breakfast one day, a Happy Hour, whatever! 

Pricelabs Market Dashboard is a great tool to see rents and find MTR comps on Airbnb quickly

I believe there’s always a deal to be made but one must have the necessary tools and most of the time those tools are Individuals with Experience.

Thoroughly analyze deals using tools like BiggerPockets Rental Property Calculator to ensure property cash flows align with your goals.