Just looked at some economic data in that area and it looks like they have pretty solid underlying fundamentals: jobs, population growth, desirability, affordability.

Would an owner occupant find this property desirable?

Grow organically and make your own relationships, with always the desire to network more. 

My advice (based on my own personal experience with investing in the Columbus, Ohio market) is to secure the asset even if it's not bringing in as much as you desire (within your finanial means of course) because today is the cheapest that property will ever be. 

My main issue is that I don't have a ton of time to travel to desired markets (thinking of places like Phoenix, North Carolina, Reno/Vegas, Ohio) to look at properties, network, meet potential team members, etc. 

The appeal lies in consolidating all aspects of the investment onto one property, coupled with the desire for steady month-to-month cash flow and the potential for long-term appreciation.

An appraiser would give weight to a new roof and panel, insurance will be lower for a buyer and they would pay more knowing it has those items and they don’t have to do them.

Newer homes in desirable areas will come on the MLS under market value, and you can finance these. but they are rare and go quickly.Happy to give you a break down of the Kansas City Metro market

I also live in CA and have no desire to buy anything here so all of my investments are out of state.

So- in a highly desirable area, in order to get 10% over market averages, we would need to have high end finishes too, which in some cases can be $20-50K in improvements in order to gross another $2400 or so per year.