I've used the rental calculator enough now where I think I can find a few 2-4 unit properties that can cash flow at least $100 a unit even with zero down, though the pickings be slim at any given time.

or even more.not saying you're considering going that far out but just using an example that i can speak to.my actionable step for you after picking a market would be: make a trip to that market every month and network in person. 

I am convinced because listings sites pick markets they think make them more money to advertise.

I wish I could find someone local that I could sit down with, like the old days, and pick their brain on how to effectively edit and upload videos to YouTube.

Sounds like you just need to find a deal that makes sense.. reach out if you want to pick my brain. 

I've checked daily for the last year or two and its slim pickings over here!

Also, other than RICE insurance, do you pick up any additional liability insurance in case something goes south with the deal and there is a liability issue?

Do they pick up after themselves? 

I personally think sevier county is one of the best areas in the country to invest in both now (if you pick the right product) and especially long term.

As far as investing out of state goes, I would pick something you can drive to in 4 hrs or less.