Friday 8:06pm- I receive the lockbox code from the listing agent, we can see it tonight if we want.Friday 8:28pm- We arrive at the house.Friday 8:40pm- John "yea, this is good.

I'm not an attorney, but your information appears faulty:https://law.justia.com/codes/arkansas/2010/title-4/subtitle-3/chapter-27/subchapter-15/t/4-27-1501

She also provided ideal zip codes of where to purchase properties.  

Any alteration or deviation from above specifications involving extra costs will be executed only upon written orders, and will become as extra charge over and above the estimate.

I'm not financially free, I don't see us ever leaving our jobs, because you need W-2 income to do bigger deals.That said, I'm not overworking myself, I'm not angling for the corner office, and I'm not worried about losing my job, because I'll find another one, and I could take a 50% paycut and it not alter my life, I couldn't buy more real estate every year(maybe just lowly value stuff).

Roof first if it is near the end of its useful life.Siding I would also look at for weatherproofing (wind driven rain could also rot your building).Once it is water tight, I would start on any code issues (see inspector mention), then maybe on to kitchen. 

I'll second @Chad Lopes regarding hiring a PM, since managing a rental from another state can be tricky for even experienced investors.I wrote a post a while back about the zip codes we like for our B/B+ (and sometimes A if we can score a deal) investments, so perhaps that would be helpful to you:  https://www.biggerpockets.com/forums/311/topics/22…As with most markets, Bham can change block to block, so it behooves you to visit the market and meet the people you'd be working with (whether turnkey or a self-assembled team of agent, contractor, PM etc) face to face.

Here's just a couple reasons that is: 1) MT has building codes, permits, inspectors, the whole bit.

No matter where you are, you can do a lot of research on ZIP codes, finding the houses that meet your criteria. 

What zip codes would meet the criteria described above?