Also, as I am in CA, it would be impractical to be "boots on the ground" for an extended length of time to visit properties and  attend numerous auctions in person.

You might be able to find a happy middle ground with your neighbor until you can find the 15% to buy the home.

Outside of that you can look at crime rates, etc but having a boots on the ground or local expert would be the best benefit of where to look in a specific market.

I checked with my realtor, who also checked with her broker and they felt that the personal contents transfer to the new owner of the property at settlement.I realize that I'm standing my ground over a $200 lawn mower, but feel like if they were given the items, they should've been removed in the months prior to the owner I purchased the property from listed it for sale and also settlement. 

Nasty ground.  

Hey Tonatiu, I would start with something either turnkey or light value-add, so you can start forming your boots on the ground team with less pressure and risk.

Some repairs included, walls to be repainted (I caulked the holes from mounting tvs), garbage was on the ground in the in the alley, furniture was on the ground in the alley.  

HI Jesse, It's possible to purchase the land and finance the construction with a ground up loan. 

Can the investor really hit the ground running with reno plans already in place as soon as the deals closed and investor takes control of the property? 

Not just BP, but region/area specific folks who are fellow 'boots on the ground' that can help you and give advice when needed.Good luck!