I’m wondering if anyone in the Lynchburg market can suggest any reputable contractors and property managers as well.

Do you request a schedule E,  and if the seller owns more than one property, how do you untangle the cords of his/her financial web?

If you're able to create a facility that reputable trainers would want to move their business to, that can be a sweet spot (then you can collect board from the clients but also a facility fee from the trainer).

I've been all over the place on the web looking at the most popular turnkey rental investment places such as Morris invest, Memphis invest, etc.........only reason being I'm looking at this area is because I'm not sure if I'm gonna invest in my area. 

Offer them a cut off of the back end with no skin in the game but time and reputation.

Can anyone recommend a reputable property manager?

There is a huge demand not only for owner occupied 2-4 units, aka house hack, but also there is demand for pure investors not looking to owner occupy.  2-4 units are a popular investment vehicle and is loudly touted from the roof tops in my circles, REIA groups and all over the web including here where the term house hacking was invented by @Brandon Turner, though I think I personally did house hacking before him, but didn't know the term.I have related in print previously about a friend of mine who bought, a condo, 3 townhouse, a 3 unit apartment, a 4 unit apartment building and a farm; all as an owner occupant. 

I have no experience in the Smokies but out here usually takes a couple years to build up a reputation, workout kinks, and start getting repeat business.

You need to build reviews and reputation, and bad reviews will severely hurt you.If the inquiry fees like spam, it probably is.

Become an assistant to an agent so you have access to the MLS/e-key and then just pay them to draw up the docs when you find a property you want to make an offer on.or hook up with some reputable wholesalers and they will get you properties.