No one likes fake authenticity 

The best thing an out of town investor can do is develop strong relationships with locals who are active and knowledgeable in the real estate investment world in STL.

Most banks/credit unions will keep property like this in their books, so if you have any relationship with any local banks or credit unions, I will reach out to them before researching others in your area.

While some say the handwritten look adds a certain authenticity, a well-designed sign with a clean logo could attract a different segment of sellers who may prefer dealing with someone who presents themselves professionally.

I feel like it may be good to also establish a relationship with a lender to streamline future projects. 

Stress, risk, relationships, and all the non-flashy things apart from money count for a lot.Maybe one day I'll get a chance to meet him myself.

The relationships and people skills that I have developed over the 6 years in working in this profession would also be a benefit in this market your working to build those relationships with possible vacation renters.

Non-Arm's Length TransactionsNon-arm's length transactions are purchase transactions in which there is a relationship or business affiliation between the seller and the buyer of the property.

Giving a small token of appreciation can start the relationship off well, show you care about the property, show you care about the tenant, and just be a great way to introduce yourself.

and think about the advantage you would have over the other Allan Kapoors wanting to do everything from Internet if you're building relationships and developing expertise in person.and no, those numbers don't seem safe / conservative enough.