We had been having issues finding any deals in our area because of homes rising in price.  

You may be able to find houses that will get close to that criteria, but they will most likely be in less desirable neighborhoods that you will have lots of issues and turnover.

If you don't know your landlord tenant code, how to give proper notices, how long you have to fix maintenance issues, how to evict if needed, etc...you should hire a property manager

Example:Late rentUnpaid rentNoise violationUnauthorized occupantUnauthorized petAbandoned rentalAfter creating your list, consider the law and advice from NOLO and build a policy or process for handling that issue.

If your LLC is sued, you will be required to defend the LLC, your name will then become known, and the plaintiff's attorneys will amend the complaint to include you.

You'll need to be able to substantiate your status if you're ever questioned about it, but it sounds like you're really good at record-keeping already, so that shouldn't be an issue.

Make sure you have capital to weather any issues and to take advantage of any great opportunities that move you closer to your goals.   

I'm not a huge fan of out of state investing and I have 3 properties in Indiana, too many issues with being 2000 miles away.Also no one has brought this up but you said you moved in with your bf.

The issue i face is that the only access to my site now is through an easement from a busy shopping center.

That may also help put your mind at ease or alert you to a possible issue.