Same reason I hired an attorney to do my will last month as opposed to going online through legal zoom.  

I'm not opposed to out of state investments (although I wouldn't invest out of CA myself) but going out of state before you purchase something here seems like a lost opportunity. 

Most looking into Buy/Hold but not opposed to flipping to generate extra capital. 

You're doing a financed offer, as opposed to a cash offer, so you'd provide a loan commitment/approval, not a POF.

However, If he owns it free and clear, Id say go with seller financing as opposed to a land contract. 

Rents are expensive by comparison as opposed to other areas of the county and even then, RTV here still hovers around the .5% give or take two decimal points, depending on the area of town.

It's easy to see the current Maket Value as opposed to the current Assessed Value which takes any exemptions, and the 3% cap in annual increases for Homestead properties, into account, on the property appraisers website.  

I also make it clear that if the money doesn't hit the bank then I do not recognize the payment, and my property manager never has to touch the money per se (She still chase payments if necessary though, but just chase them to go to the bank to pay, rather to pay her directly)There are times where tenants will oppose to this idea.  

You are often able to speak with the decision makers (underwriters) as opposed to working with BofA for example where you are just a number.

Piercing the veil, yes, that's probably one of the first things an opposing lawyer will shoot at, you ducks better be in a row. but better yet, deny responsibility.