I'd have to double the security deposit, raise the rent by 20%, and double the cleaning fee to even make it worth considering-- which I would if people were willing to pay but the market doesn't support those prices.

I have never heard of a provider rejecting an investor.

I am huge supporter of agents and the industry (and there are areas for improvement).

The local economy is supported by several diverse sectors including healthcare, manufacturing, and retail, which sustains employment levels and underpins rental demand.

Farmland has proved to provide 10%+ returns. 

What I will do instead is give you some advice, make sure to do interviews with as many as turnkey providers as you can before deciding to work with one.

If anyone could provide some insight into where the best areas and zip codes to invest would be and also any referrals to boots on the ground would be amazing!

Is there a website that I can go to to get one or I should just contact a HML to provide me a POF? 

As for what I can provide, I've been strengthening my underwriting skills by analyzing deals on LoopNet, diving into metrics like NOI, cap rate, and the 1% rule.

I saw a lot of people providing their deals there and they have several replies to buy the house.