The less strong your relationship the more formal you will have to be and the stronger your experience will have to be.I'd suggest pursuing a 4-plex through an owner occupied FHA loan with just 3.5%.

Rental market is strong here...I frequently have people calling to see if I have any vacancies.It would scare me to invest out of my area, but I guess that doesn't mean you shouldn't do it.  

I also strongly recommend using a good software system out of the gates and make sure your accounting is on point.  

If everything looks strong, I look forward to sending you a lot of work.Thanks!

I stop in weekly and chat with people and keep my presence known.But these distressed properties are the best deals to be looking for!

Specifically, Knoxville - and most of East TN for that matter - has a growing but strongly middle income economy.

Marketing you will spend alot to raise your self out obscurity, unless you have a strong network, that you can fill their mind as the go to real estate person. 

I know the property will work, The Rental market is very strong there, Its all gonna fall to the PM. 

Do not misunderstand me I do not seek the secret to overnight success, I am looking to build a strong education, knowledge is one of the keys too success. 

Regarding trouble tenants: I would strongly suggest you make yourself familiar with eviction processes in the county which you are looking to invest in.