I have a W-2 Job, capital saved up for a down payment (or two), and a buy box based on my affordability.

Without population growth, your rental income will lag behind inflation, requiring you to find additional sources of income.How long your rental income lasts depends on the job growth in the investment city.Non-government jobs are inherently temporary.

Renovated Good job!

A lot of investors provide comps (residential RE) but I avoid doing it because it's like telling them how to do there job.

But as said above it is not an easy job and the salaries are not great working for someone else. 

Get 3 jobs...if you work 8-5pm pick up OT or an evening job, and a weekend job. 

A written job offer detailing pay.

Your job is to make sure they are covering what they need to cover for the property. 

I am also a licensed EMT, and would love to provide housing for travel nurses, contractors, etc. in that realm since I can relate to them in previous jobs that I've had.I'm looking to invest in these states preferably: Georgia (1st choice - preferably near or south of ATL or in/near Savannah), Alabama, South or North Carolina, and Florida.

I only have a single rental (at the moment) and a simple W2 job.