From middle school on there have been the popular kids and those who wish they were.

If the realtor ever has off market deals before MLS, I might not always be their top choice.

We have identified two but this is our top choice but our budget is closer to $120k is that something even worth submitting in writing in your opinion?  

In no particular order I have listed some of the most popular markets for out of state investorsCincinnati, OhioDayton, OhioToledo, OhioYoungstown, OhioCincinnati, OhioMemphis, TennesseeSaint Louis, MissouriIndianapolis, IndianaDetroit, MichiganErie, PennsylvaniaLouisville, KentuckyMilwaukee, WisconsinJackson, MississippiEach of these markets is popular with turnkey investors because of the low barrier to entry, high rental demand & high rent to price ratio.

Cleveland is one of the best turnkey market and the most popular for investors.

Many made a bad choice, lived the consequences, and said 'I'm not going back' and went on living life.

If you're using a federal exemption a lot depends on your deal type, but some of the names listed above would be good choices. 

Any one of them can run my real estate business, it's only a matter of choosing or choices. 

If I were given the choice between residential and commercial, I would go commercial.

Your choice of insurance really comes down to your own risk-tolerance.