The biggest advantage of using someone local to where you're buying is that they will understand taxes, insurance, and similar items very well when it comes to DTI/DSCR calculations and payment quotes, and they will likely have a local network of service providers for ancillary services (survey, inspections, etc).

The next RE play is going to be building ammo stores on the interstate and state lines between CA and NV and Oregon and WA and ID..

Centralized Document Storage with Access ControlHave a secure, centralized system to store, organize, and share all company documents (e.g., contracts, blueprints, reports, scanned records, etc.) while managing access permissions for teams and individuals.2.

And the groundwater is incompatible for human consumption due to abandon mines.No utilies, no stores, no police or emergency presence for a good hour, no nothing.

I don't think you need to take a picture of each wall, but of each room and each noteworthy item that was damaged is really helpful. 

Please note that contrary to common belief a lender can NOT prohibit a transfer, they could only declare such transfer a item that allows them to accelerate the note.Up until now, very few notes have been “called” due when title has transferred.  

My CPA instructed me to list my repairs as CAPEX or repair items , furnishings were supplies for the rental. 

You don’t need a 50 page llan you will never refer too but a one pager with actionable items is my recommendation

Later you mentioned after prorations you had to come with 6% cash, what other items on the settlement statement added up to 4% lowered your DP to 6%? 

If you can hold on till first part of January the showings and everything else should pickup.This would be my action items: 1. hire a new agent that can sell the place, and get you numbers are rent and selling and sell the place. 2. be honest on the numbers you can get on an ARV so that you can sell it 3. start to get the conversation started with a couple lenders on what these numbers on refi would look like for you and this property 4. my suggestion would be to refi/rent before selling at a loss because if numbers work you can hold for a couple years then sell, but this is dependent on your cash position and liquidity of your situation.