Between February 2018 and February 2019, Atlanta had the largest employment gain, up nearly 18,000 or 3.5% compared to 2.6 percent nationwide, according to the US Bureau of Labor Statistics. 

This example is kind of ridiculous, but you see why CoC percentage isn't detailed enough to make a thorough analysis.I suggest running a full NOI & Cap Rate calculation for starters and comparing it to other deals in your area.Also, how sure are you the Sellers will accept a price 10-15% below asking?  

How do I run numbers to ensure this is worthwhile compared to doing something else?

One way to source property managers is to look for comparable properties on apartments.com and from there you can see who the property manager is.

There is nothing that can accurately compare to physically putting your feet on the ground.

Just for the record I have my mortgage through my personal bank which is PNC Bank"My trick is to compare rates on the exact same day between lenders.

You need to compare scenarios with numbers. 

If there aren’t any comps and the only thing comparable (or better as you mentioned) is 5+ miles away or in another area of town you could run into appraisal issues.

Esp. compared to Minnesota haha??

I would compare it to having a child (but I wouldn't know, don't have any) the process is awful and you're going to doubt yourself, you'll wish you could go back but right when you think it can't get any worse they pull it out and hand you your profit check.