The only concern I have is being licensed to do that, like when applying for permits that may not let you pull them being only the homeowner, every city is different.

You will not find anything turn-key that properly cashflows to your desired metrics/returns. 

I’m currently trying to decide on whether i want to become a licensed real estate agent in the state of TN or not.

I agree that proper reserves/cash flow are what it takes to get you through pretty much any challenge. 

I've even had licensed contractors flake on me after promising to give a quote.For those of you who do so many flips that you can't possibly do the work yourself...

Damage would have no effect on my offer aslong as all damages have been properly repaired.

You must be properly insured.

I am currently looking through the boards trying to find an investor friendly real estate agent in Cincinnati, though preferably licensed in KY as well, so I'm obviously still early in the process of trying to find the right team members.

Also, do YOU show the apartment to prospective tenants while the current tenants are living there (with proper notice of course)?

The best advice is to buy something where you want to live, and do the math properly when calculating expenses.