@Robert Gresham google "real estate club homestead, fl" that will be your best bet to find someone local.

Not going to change the world but since I'm not betting the farm I am ok with a little risk. 

You need to ask your lawyer unless a lawyer from your state is willing to give advice on line. 

Good day BP family, I am grateful to be apart of this vast online mastermind.

Deja vu from 2005-2007..........Yes, you need to leverage your equity to keep moving forward....wont argue that....but to pull out ALL your equity to go buy more properties in a very high market, sounds like a huge gamble to me..... use the leverage....hell yes.....but using ALL of your equity is a huge ALL IN bet..... you better be able to back it up if there is a big correction......Guess I'm just a wimp.....hope you are right.......

However; what you can do is look up the number of permits that are pulled from the building department, most cities have that online now. 

With technology being so prevalent, is it impossible to find and close on a deal completely online while only using a friend to view the property (for due diligence purposes) in the area where the deal is located?

I've read online that you can further reduce the capital gain by adding others to the ownership.

I went straight to the sellers agent because I was told through an online inquiry that there was an offer on the property that was being accepted.

If she wants to invest, I recommend an S&P 500 index fund through any online site such as Ameritrade.