After analyzing a handful of properties I am already seeing that this preference is making it hard to find a property that meets my other criteria (location, flood zone, price, etc). 

I am located in Virginia.

We did not loose much money but it sold for a lot less than some of the property tax valuations and the RE took a lot or time (overseeing the repairs from 2 hurricanes).I still love the location of the property and may go back there to vacation but as an RE investment it did not work for us. 

Been listening to podcasts and doing a lot of reading and it won't surprise anyone that I find this community to be an amazing resource full of some really thoughtful and kind individuals.We are currently making an offer on a piece of land up in the Seattle area (hopefully around $170k) that appealed to us because of it's location for a possible home when we retire.

where is the property located?

For financing, am I on the right track with who I've talked to already, or do I need be someone who throws leverage to the wind and simply keep a fat wad of cash for PP+Rehab costs in my bank account until it's time to use and simply skip financing all together?

Also you should add your Location so realtors in your area could reach out to you.

I am located in Salt Lake City.

I suggest you be the property manager to get some experience and save money.The returns and locations C neighborhood looks fine. 

Just because they are in your market however does not mean that that specific location works for them.