When I'm at a property myself I'm experienced enough to do a thorough visual inspection but it can sometimes be difficult for me to be there as I live out of town but I suppose perhaps the answer is that I do need to make sure I can be there in person.

The Listing agent puts the property on the MLS and can get away with sitting around twirling their thumbs while buyers agents have a brunt of the work having to drive buyers around, orchestrate paperwork and inspection negotiate and so on. 

Software can't handle rent collection on late tenants, noise complaints, parking violations, unauthorized pets or people, maintenance coordination and supervision, inspections, and so much more.I don't advise anyone to invest in another state unless they have a solid PM lined up to handle the investment for them.  

Usually these fall into 2 groups:   Additional protected classes,  mainly source of income,   and inspection/registration requirements.  

Make sure you get a septic inspection before closing since replacement cost can be expensive. 

we get home inspections that try to do that to us.. and we just tell them know your inspector is a bozo and has no clue what he is talking about.

Lenders often require a home to be in good condition, and an older or partially replaced roof might not pass inspection.

(I never gave EMD as the listing agent didn't demand it)A wholesaler that I know did a JV with me and brought in an end buyer, (I have a fully-executed assignment agreement stating non-refundable EMD due, etc)However the end buyer didn't deposit and wanted to walk away, this is after the inspection period ended.Title agent says the end buyer is the one on the hook for the EMD, but if he's not responding to them and doesn't forfeit the EMD, does it somehow fall back on me?

Inspect!!!

The PM says he needs to send his own licensed mold inspection company now.