Assuming an only child situation where you’re not screwing a sibling.

@Gabi NA Welcome to BP!

Many judges would feel you got paid even if no cash was sent to you.I could see this potentially working on a higher-end property that it in excellent condition with a Grade A tenant.  

I imagine it can be tricky without face-to-face interaction, but it sounds like you’ve got a solid approach.Honestly, I don't have a process for establishing trust with sellers other than being polite and professional.

We have almost exclusively residential but have a few small retail rentals.

One more thing I should address:  Installing cameras inside of a residence with other tenants can be a HUGE legal violation.  

You'll need a solid proforma and to build a team with expertise.

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

I am trusting you have it set up with a service. 

This is a good opportunity in a strong market, and with your excellent credit and HELOC funds, you’re in a great position to make this project happen.