Do you go to a physical auction or buy online from sites such as auction.com?

Tenant’s use of such furnishings shall be “AS-IS”, and Landlord has not made, does not make and hereby disclaims any representations or warranties (including, without limitation, any warranty of merchantability or fitness for a particular purpose) as to the physical condition of the furnishings or the suitability or usefulness of the furnishings for Tenant’s intended use.

My Realtor, Property Manager, and General Contractor do most of the physical and leg work.  

Seems like a win-win.Until....Talked with a lender this afternoon, a specialized farm and agricultural lender, and they wont consider it without me physically paying 25% down at closing.

The physical operating costs of a brokerage are pretty minimal when measured against gross revenue.

Her LLC was just created back in December 2017, and she is listed as the registered agent, although the property (albeit a physical address) listed as the LLC's mailing address, does not show that she is the owner (could be renting).Surely a realtor with a track record wouldn't risk jeopardize her name for a measly $12k right?

How you structure the Insurance depends on the physical construction of the buildings. 

I can also view all documents but have to click on each one to physically see which ones have actual large amounts of taxes due and which ones don't. 

It's like when Brandon Turner says on podcasts that he knows to buy on this side of the street but not that side of the street.....that knowledge comes from physically being in your playground.The thought of just picking a spot on the map and saying, "Yep, I'm going to invest here because the numbers say I should" without ever living there myself scares me. 

But I think the dynamics are similar since they are competing for the same rental base.I personally looked at SFH first but when I realized how many I would need to buy in order to accomplish my goals, I couldn't physically close that many deals in a year.