The latter is what I'd recommend planning on! 

Because I’m unable to obtain an insured title for two years, I did not plan to invest in this property until then for risk of losing my investment.

It's designed to ensure someone nearby can manage things responsibly.Your plan to hire a local person for emergencies and other tasks is a great workaround.

I had a legal team suggest I move all my properties into a much more complex structure for estate planning but I think that’s a total waste of time and money.

Then you’ll have a backup plan.

You can - 1) establish a trust for asset protection, 2) utilize the Homestead Exemption for property protection, 3) consider tenancy by the entirety for marital property (this might just be applicable to California, my home state)4) make sure you have adequate liability insurance for additional protection, 5) think about forming a business entity to shield assets, 6) and have proper estate planning for asset distribution.Seek tax and legal advice from experts in your state.

One of the goals I plan on happening in 2025 is to help my oldest son buy his first investment property.

And that’s pretty close to the response I have planned for anything that was obvious, in plain sight, or as minor as some of the things you listed.

Ask your property manager to prepare a staffing plan which would show how they would staff the property and what the salaries would be. 

Keep it straightforward at first, but know that experience is the best teacher—mistakes are part of the process and will help you learn.For ARV (After Repair Value), start by running comps (comparable sales) on recently sold properties in the area that are similar in size, style, and condition to your planned rehab.