My biggest concern is not being within driving distance to a property and not being able to take care of problems if I need to be there.

@Elliot Saks If the area has higher crime, that will drive up the price.For any rental in SE WI, a competitive rate is $0.30 per $100 of insured value. 

@Sherry AddyI do have a rental in millington and I know it’s the farthest drive in our portfolio You are right on the prIces They have gone up In last three years the value play Is In a fIxer upper nowadays requIrIng 15k rehabsBest of luck in your search

I don’t drive many miles a year I’m a truck driver that is only home 3 days a week.

If you found a GREAT off-market duplex deal like driving for dollars or with a direct mail campaign, you may be buying it SO below market that you can afford the hard money loan and then can refinance it into a better loan in 6-12 months.

Your money is not safe with EquityBuild OR Hard Money Company.

Does anyone know if it would be safe for me to go ahead and take an online course before I move, or is it mandatory that I reside within Tennessee before completing my education towards a real estate license? 

We felt pretty confident that the house was in a safe area when we bought it because we'd looked at the crime maps of Cincy, looked at lots of other student rentals around the area, and walked some of them at night. 

My first Commercial deal, and actually my first real deal that I'm actively driving, so would love a second set of eyes on this.Office Building, single story, 4,257 SF rentable space on 1/3 acre, originally 4 units but reconfigured to 3.  

You would need to assume population growth driving demand to get appreciation in most cases