We have been able to get some great deals simply by doing extra research that the average person wasn't willing to do.

They did have an extra step to make sure that you were the owner of the property, but otherwise it was not bad at all. 

The only big issue I ran into is on of the basement walls needed extra support, I don't think a newer build would have that issue. 

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

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.

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..."