Don't disqualify yourself without talking to an expert. 

I have a good team helping me, I have a good system, I’m confident in my ability to talk to sellers because I’m a real estate agent and just am nervous that I should be trying to reach more people.

I hear Dave Meyer sometimes talking about Green Bay, Wisconsin and a few other markets on the podcast where he's saying you can go on Zillow and find some deals that are cash flowing.

The connection happened in less than a week of listing but I haven't seen anyone talking about them.

Talk to the seller, but options are to cancel the sale (and risk losing your deposit), renegotiate to lower the price to allow you to fix the problems or ask them to fix it. 

Time horizon matters a lot too, talking to a client in their 60's wanting to retire is very different than someone in their 30's looking to build and accumulate wealth. 

If you're an out of state investor I'd recommend speaking to a turnkey provider that can provide you deals in those cities and can manage the rehab, management, and maintenance for you.I have a market report on Birmingham that I'd be happy to share with you and would also be happy to jump on a call to talk through the pros!

Let's talk to see if we can make something happen.

@Matt Smith sent you a connection request so we can talk!

I notice that you mention two different states when you are talking about house hacking.