I have prioritized savings and want to take the next step in securing my first rental property.

That's where I think the issue lies mentally is that not a lot of people have heard or personally used IBC but the ones who do are like addicts lol.

We inspected each unit and prioritized a list of what needed to be done.  

It can be shot on your phone and will help people get a mental image of how the property is laid out. 

$450k for mental distress?

I want to give them the clear communication and also time to adjust or mentally prepare.

What clearly has changed since 2002 is that we have become a one party state and rolled out the welcome mat for half of the nation's homeless and even larger shares of other states' drug addicts, mentally ill and child molesters. 

Take the list provided by @Elizabeth Colegrove and add to it the following:*  In state Property manager*  "Boots on the ground" partner...at least until you are established in that state both physically and mentally. 

Nope have no clue..agree with the gold rush mentality though

In reality I'd spend time thinking about how to work smarter and find the minimum amount of work needed to accomplish the goal commensurate to the relative importance I place on it instead of blindly lowering my head and becoming a mindless devote to the "rise and grind mentality" in the church of wealth for wealth's sake.