We do not accept rent checks at our P.O.

Do not accept it.

One minute she is the nicest person imaginable the next minute she is evil.I heard there is something called non forceablility of verbal agreements and I have also done some additional digging and am reading the followingverbal agreements are not acceptable or legal in real estate transactions.

One way around this is to screen your tenants and only accept good applicants that pass every test.

I first looked at a LLC so that it can own the property, accept payments and taxes obligations would be clearer.

The bank countered 207.600 I accepted. 

As I was putting together a sight unseen offer, estimating expenses/vacancies %, I was informed they accepted another offer.

If I had an offer accepted on a property I would no doubt go there in person.

A good realtor knows what is working in their markets and what is not so you should have one on your team as a trusted advisor.Buy and holds are a whole different dynamic, every investor has their own tolerance for what they want in buy and holds... some like cheaper property that have good cash flow today and do not appreciate that much over time and others are willing to accept less cash flow today from more expensive property but theses homes appreciate more over time.

I can tell you that if you will only accept 100bps over prime (5.25 right now) at 67% leverage, then you are probably going to be disappointed.