I don't want to do this as a hobby but turn this into my career and my aggressive mindset will surely lead me down that path however I truly feel like I will not be comfortable doing this until I know I have someone I can rely on in the industry.

You can copy that letter and submit it with your offerers submitted and give the owner, hopefully, some comfort that you can close and afford his property.  

How did you get comfortable with buying out of state and how did you find the properties that were right for you?

I know it will get better once I'm comfortable and actually know what I am talking about, but in the mean time, what are some things that you do to keep yourself calm when meeting with buyers/seller/potential team members?

I have a really hard time getting comfortable.

Doesn't feel comfortable messing with it.

Without a level of comfort I am not going to move forward with the deal. 

I am looking for an experienced and knowledgeable agent who is comfortable working with an investor.

Regardless, I'd only go through with the purchase if you're 100% comfortable that "as is" is...well..."

It's possible for something to meet the 1% rule and still be a crappy investment (certain townhomes come to mind).I'm not an expert on flipping but 30% seems like a thinner margin than I would be comfortable with.