I am looking for a property that fits my short term rental business needs, so far sticking with properties that are unincorporated and not part of any HOA are the best bet for the longer term.

Your best bet is to list it in the open market (MLS) with a local agent, with the option of furnished or not, and be prepared to have to clear it out should a buyer not be interested in your personal items. 

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

Never the less, I agree that you need to physically be there and check on your investments. 

So with that disclaimer out of the way… Tulsa is a fairly safe bet.

I bet you have enough stories for a paperback

My point was that in the short term… until rates come down, you might be better off taking the safer bet of money in the bank given that you would see about the same cash flow, without the need to refi in a year… especially if you can’t even find a cash-flowing property in the first place.  

There is an old joke: you don't have to run faster than the bear, just faster than your friend.There are hundreds of leases signed every week, your apartment needs to be more attractive than 50% of what's out there and it will be rented quickly.So you'll have to do some mystery shopping and (ideally) physically look at your competition.

Don't forget RE isn't a 3 year hold...10 years (less with other benefits from above included) is not a long period of time with a physical asset.

The house is needing some repairs, but have not physically looked yet.