Drive Dryad, Nebling, and surrounding streets before pulling the trigger, and see what flood insurance will cost.

Don't drive your typical military mobile (stupid big tricked out truck or souped up gas guzzling hot rod).Max your TSP.

If you measure the totality of your investment, mean cash flow, debt reduction, appreciation, rent growth etc you will always make more money in the areas of high demand like DC, Boston, Seattle etc than you will make in a pure cash flow market like you will in the mid west.There is always the possibility of your rate going higher, but thats the trade off of a lower rate with the arm.

I've had the most success by just driving bank to bank and talking to each manager or loan officer.

I also use Google drive, so all of the property documents, rehab plan, invoices, etc. are accessible for the investors to view and a spreadsheet on google drive with the property financials and weekly updates. 

There would be some driving, but nowhere close to 100%, I expect.

If I can buy a property in and around LA area (or even 2-3 hrs driving distance) and then both live there (im single, so very basic needs) and use 75% of the property for short term rental/airbnb etc, that would be ideal.

Also, due to your advice, I arrived at my clients house about an hour early today so I decided to make a drive around the area and landed 2 listings and 1 potential.

I've never been to there, but it's pretty rural area, but with in short drive to Worcester and surrounding areas.    

It comes together, but only for those with drive and more importantly, persistence.