Unless you are planning on investing in your back yard and have extra time to spend, getting a good PM is very important.  

Just be extra conservative with your ARV estimates and have a great team of contractors to keep rehab costs in check.

Your target metros make sense, and direct flights are a convenience, but if Columbus or Huntsville offer better returns, they’re worth considering despite the extra travel.For OOS investing, a property manager is highly recommended, especially for a first-time investor.

100% financing, no payments, financing in extra "cash out" money upfront so you can do a rate/term refi once you pay them off... 

Thoughtful extras, such as welcome baskets or well-stocked kitchens with basic spices, can make a stay memorable.

When they see you here and they've seen you other places, it adds a layer of trust.

You can always build in a small extra fee for a realtor if its an off market property.

Also get rid of the cat or you'll be charged an additional $xxx fee and an extra $xx/month.

You said, "I'll have to put in extra of my own money for reserves..."

So your saying select No Damage Protection and just submit an extra charge when it's warranted?