Here is something about virtually all rules in RE (maybe virtually all math rules): The result is only as good as the inputs.  

Lenders virtually always base the max LTV on the Lower of the purchase price or the appraised value. 

My prediction is even $4 gas has virtually no effect on anything regarding tourism.

From there attempt to connect with people locally in your marketing who are actively doing the business, also you can join the bigger FB groups that Max Maxwell, Chris Jefferson, Bren Daniels, Steve Trang, and others offer and work for someone virtually.

I have virtually no cash on hand for a down payment.

This method virtually eliminates any risk of having a nightmare tenant and you still have all the benefits of long-term real estate investing.

I've done 1 deal locally in my market, Houston, and 8 or 9 deals in 2 virtual markets.

Even virtual placement of furniture. 

@Hayden AlbertIs it virtual or in person?

I've had animals all my life, including cats, and they will virtually never eat a mouse despite Tom and Jerry cartoons.