A less than enthusiastic response can speak volumes.  

Consider adding any of your properties to be offered by reserve auction.Study the market, have a plan, know your spending limits.Form an investors group, pool cash for more buying power.As an investor always be prepared to do business.( keep contract offers with you, blank checks, screw gun, flashlight with good batteries pens and blank addendum).Wishing you good luck and successful investing. 

Bank accepted at 85k covering half of all closing cost, I should have stuck to my guns on suggesting they pay all of closing but wanted the deal / saw another investor to view the prop.

." - Baron Rothschild"Our elephant gun has been reloaded, and my trigger finger is itchy."

Stick by your guns he trent is their responsibility to get it to you in a timely fashion.

My biggest fear is being able to get financing, as I had to file bankruptcy a few years ago due to a failed business (which in itself makes me gun-shy, too...).

A great way to BRRR is to form a JV with that out of state investor. when someone  has a stake in an investment   instead of being a hired gun,  they will  have the same initiative ad you  to make the investment a success. 

Don't mistake decision under the gun, ask first on Bigger pockets and it will help a lot!

He is an avid sports enthusiast and scuba diver.

The only exception I found was to have a "test range" outside of a free standing gun dealership only to be used limitedly for prospective buyers to test a handgun, and then only with the larger and harder to find containers.