I would be cautious of buying property out of state.

This is probably why you might have difficulty finding an attorney or title company interested in being involved, most don't want to receive calls like that asking for information on a transaction.Personally I'd do a little more research on the process, get some legal advice from a good real estate attorney and move forward very cautiously.

If you're investing in older properties in class C locations, I would be cautious about self-managing as these types of investments may need more oversight than newer, well-built properties in class A locations that attract class A/B tenants.

If they aren't even putting up high res, high quality pictures on their listings I would step cautiously.  

That's true Shaun, the market makes all the difference so when you have a large spread, you can go with the higher of the comps, if your spread is thin, I too would be very cautious of the lower comp.

If you don't have any cash for a down payment, I would approach this very cautiously.

I do not recommend anyone loose sleep when being a bit more cautious could have them sleep well.  

If you have to expand your search criteria too much in order to get good comp data, then your subject property is unique and you should be extra cautious.  

Having said that risk from municipalities deciding to put a moratorium on rents, risk from Covid, risk of reemerging sluggishness in the economy and the myriad other risk factors is driving cautiousness in underwriting everyday. 

I asked for an extra 30 days and explained I would close sooner than that but I was being cautious.