For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

This is the true organizational and budgeting tool that every investor should be using for their projects.

Or you excluded something from the actuals but didn’t also exclude it from the budget numbers to get a true apples to apples comparison (yes).

A tenant complaining online might indicate that the property manager handled them appropriately, so be sure to ask the manager for their side of the story.7.

I know a common practice (at least for syndications), is to create a separate LLC for the property and then raise capital once the deal is already under contract.

Personally I am thinking 1c. 1c but 2 being more true then we would like. 

My business is built around doing deals for out of state investors and my mind is BLOWN by how many flat out refuse to come visit, meet our staff or walk the property that they bought and we are rehabbing for them.

How should I phrase my interest in the property to avoid coming across as pushy or insensitive?

Mom and pop selling for a fraction of the property’s real value or 2.

If you decide to sell and find an investment property with a greater cash flow potential.A 1031 exchange would allow you to indefinitely all of the tax and use it to your advantage to reinvest into larger nicer property/properties.