If you have 2 months of vacancy (physical or economic) that is a 8% vacancy rate.  

If it is a contract for deed be careful on the state as you are physically buying the property and have transfer taxes etc.Once it is boarded, there is a boarding fee of around $40 then you pay anywhere from $15-$35/month for performing notes (Depends on escrow and if it is a fixed or adjustable note).

Btw I do have some reports and am in the middle of gathering information, but I’m also wanting to incorporate fresh connections as well.

No one brings physical cash (fiat money) to a closing unless they have time to sit around counting it.Only time you need a money belt is at auctions.

The difference is in the structure of the physical property.

I soon realized that this arrangement will not work as I could not physically inspect the property and could only work on MLS properties since I relied on an agent to do all the hands-on work.

This allows you to have either a sheriff or constable arrest the tenant and physically bring them to court. 

It took me about 6 months to recover from the mental and physical exhaustion.

Cash offers, 30 day closings, only the physical inspections contingency in place, are the best from their point of view.

Also, it is advised to form an LLC in the state you are in, but then why does everyone prefer to incorporate in Delaware?