It also depends on your want to be physical and do some of the work yourself.  

You are going to need that picture so you can remember the property and the physical condition it was in.

Hi Ralph, I would look online at your county recorders website and see if you can get them online, if not, then I would go to your to their office physically and request the information.

If you want checkbook control, IRA LLC facilitators usually have relationships with low cost custodians that don't have any issues with the LLC use.If you are eligible, you may find that the Solo 401k fits your needs and can be a nice alternative to IRA custodial requirements.

So we can conclude that:The majority of homes with physical distress in your area are locally owned by baby boomers. 

Ok,I'm a little devil and tempted to say " That's there problem,not yours".However,unless you are not going to have the property appraised before the closing (I severely doubt that),she is gonna find out anyway and demand a higher price or tell you to get lost.Be the helpful person and suggest it is going to appraise much higher and show her the comps for a home in her area and physical condition.

If they don't adhere to the deal they signed off on we have the right to physically remove them.  

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!

I am connected to a vast resource of passive and high end private serious investors. 

b. what city & state your physical self is domiciled in?