I agree, too, that even just running the numbers on real deals will be extremely helpful, I think it will build confidence too. 

Depreciation- I am planning to do any improvements on this property and will be rented out day 1 of the sale.

Remember that when it comes to commercial leases, triple net leases are pretty common and they're a relatively simple way to deal with CAM/tax/maintenance/improvement expenses so that it doesn't come out of your pocket.

I'm confident that it would positively cash flow as a rental at that price. 

So hopefully you can improve from here.

If they are not, you will likely have to hire a civil engineer to design public improvement plans to extend the city's system to your site.

I can confidently make offers because I know which areas are coming around and which to stay away from because they are war zones and always will be.Educating yourself on long distance investing is key.  

I echo everyone here on getting better at screening but we all improve with time and experience, especially when it involves spending money to repair things after tenants leave. 

I feel like I'm missing some information that would help me more accurately gauge a property and I am not sure how to obtain that without the help of a real estate agent.I am open to and appreciative of any feedbacks on how to improve my journey towards financial independence via real estate investment.

I moved out here and my wife stayed in Tulsa to finish doing the improvements we were in the middle of and to sell that place.