In my experience, you either put the hours in up front or at the end, but either way you (or someone on your team) has to do it.

That's all you can realistically, efficiently do!

They have been in the property 20+ years and do not want to leave.

With the internet, there aren't really do overs -- most websites have other websites that grab (legally or illegally) information . . . it is pretty impossible to make anything disappear once you put it online.

So you need to ask yourself: is this something I want to do?  

Do I get the appraisal?

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

You notify them you will be purchasing the policy for them and doing so with their security deposit money, if state law allows it. 

Do a search."

To invest out of state successfully, focus on building a strong local team (agent, PM, contractors), automating deal analysis, and using contingencies to protect yourself.