They are moving, everything is a mess, and you have to find someone that can envision the place without all their crap in it.

So I am biased towards that, and could not envision doing what I do for both rentals and flips remotely. 

I envision a kid doing homework or someone working at the dining table while others are in the living room and it being nice to have that separation.

When I first saw your post, I envisioned 38 holes like from fists, wayward furniture, hanging tv sets, etc.

Of course not.Sometimes, you need to pull back and try to envision someone else telling your story to someone else and what that person might think.I think this situation stinks. 

Hi there - totally new to real estate investing and I envision I will need to approach a HML at some point to get our first deal going.  

I used to dream of big money success in all of the material things that I envisioned success consisted of, however now I am focused on my family and I want nothing more than my daughter to have a good life.

Potential tenants have a hard time seeing past the mess/clutter/dirt (or whatever it is) and envisioning it as a nice/clean place for them and their family. 

But in the scenario where the property in question is being acquired for investment rental use, I can't envision how the work to cover up the pool can be a business start up cost even for a property management business,

I envision a hybrid approach with people in both Phoenix and Memphis.