I want to pickup a second property, I am sold on the book, the method, I am learning so much.

You will turn off far to many quality tenants that think you are being ridiculous. 

@Jason Hirko I love your method! 

I think I will try that method out.

Cost effective methods for reaching leads in those states

If I had to do all over again, I would buy in areas that attract better quality tenants.Personally, I would never go under 1% unless I was very confident the area is going up in value.  

Again Sub TOO BAD BAD for seller if the seller cares at all about their credit and or  any equity they may have if they did a wrap.I know its popular on this site to promulgate this method of buying problem is too many financial sociopaths or wanna bee investors to down right crooks for a seller to take this RISK which you are now learning first hand

Other methods can be more lucrative in the short run but are more complicated.

You can build shutters for ~10 bucks a pop including stain/paint with 1x6 cedar boards and two strips of 1x4 cedar (or whatever quality wood you want).  

I am slowly getting comfortable with pulling the trigger soon but would like to know of quality/trustworthy agents, mortgage brokers, and property managers in the area that I could utilize since I am not physically in the area.