My PM quotes me and does the work on my buys to get them rent-ready and then manages them and I'm local but they do the same for many out of state investors as do many Property managers in Milwaukee such as Citywide Rentals, Welcome Home Milwaukee or MKE Leasing. 

Any luck on motivating realtors in the area to actually get operating expenses/lease agreements for Jackson County specifically George?

I am only familiar with the contract in my state but items seller agrees to do based on inspection findings are their responsibility unless spelled out differently.  

If you are just looking to invest your money then make a 1,2 or 5 year financial plan. work that back as much as you can hopefully into daily action items or at least weekly goals.

Current lease has size limits for both but it's time to reconsider- are size limits enough or scratch them all together?

(You know you’re on the right track and you insure future leases end between March and July by varying the length of the new lease.)Good luck. 

New tenant must go through complete vetting, sign the lease, pay security deposit and rent, and move in, prior to the referring tenant getting their $100.

Focus on the big-ticket items and estimate costs.Financing: Whether it's private money, hard money loans, or a traditional lender, make sure your financing is lined up.

Will work on some of these actionable items

One way we fight this is with photo verification pre-lease signing and not approving renters who don't view the place in person, our credit underwriting software also flags apps that have a high likelihood of fraud.