Given my market, maximum cash-on-cash returns isn't entirely my goal, but positive cash flow along with predictable steady appreciation.

Rent is high around TC but property prices are very high so I'm thinking it will be hard to get anything to cashflow around there..Prices are low in mancelona but the job economy is terrible so I'm thinking it will be hard to find tenants that a good steady income to afford rent and be reliable..

To my understanding that won't be taken into consideration until you establish a steady cash flow through other real estate investments. 

To speed up the process, you need steady income, and a down payment!   

In extreme weather months, like summer here in AZ, it can take a decent amount of energy to simply keep the home at a reasonable-to-show temperature.

What i learned by personally speaking 1 hour with the billionaires Howard Marks and Alexandre Soares dos SantosAfter 2 years living of the proceedings of the sale of my previous company, about 200 books, personal encoubters and almost 30 direct interviews you come to the conclusion that you need to:1/find what people want and figure out a way to provide them that2/connect that with your interests so you can follow it with everything you got3/embrace your strengths and weaknesses and figure out a way to protect yourself where you are unreliable4/estimate the % of succeeding and the % of failing so you won't get burried.5/develop a plan6/assign the stuff to people like you that can get you what you need, treat them with respect and show them you are grateful for their work7/look for a steady recurring source of revenue8/sustainable steps.

He has a steady stream of new investors wanting to place their money in the real estate that he provides for them. 

Remember its a slow and steady game.

Slow steady growth is better than volatile markets.

I have had 15 properties in that state over the years and have noticed that the model looks much like a rollercoaster, whereas other cities like Pittsburgh see a more stable and steady appreciation.