They told me it was a catch 22 scenario where they could not physically insure the place for the ARV as this was more than twice the purchase price, however they also couldn't insure it for $80,000 as this was too far below the ARV value?

The question you are really asking is "does the market I am physically located in bear a risk/yield equilibrium in line with my investment objectives?"

With 100s of tenants in the program, we are now switching to their making rents payments online or at a couple of banks around atlanta just to keep us from physically chasing down rents every month.

You have to physically (contract) see the motivation in a move to a realistic price versus the words that are coming out of a sellers mouth.

A determination that an assistance animal poses a direct threat of harm to others or would cause substantial physical damage to the property of others must be based on an individualized assessment that relies on objective evidence about the specific animal's actual conduct — not on mere speculation or fear about the types of harm or damage an animal may cause and not on evidence about harm or damage that other animals have caused.However, according to the Pet Ownership for the Elderly and Persons With Disabilities final rule by HUD you do not have to make an accommodation if the dog "pose[s] an undue financial and administrative burden."

Physical labor.

I take the physical street address to the assessor office and enter it in the assessor portal.

Don't know if Buddy has, but I have dealt with both PR's and heirs located outside the U.S.It used to be more of a hassle: for my first international deal I had to overnight physical docs to principal signer.

I've considered wholesaling but being being agent will work best do to my physical access difficulties that make residential more complicated.

I would take that $15k (if you acquire it) and invest it in physical real estate.