Even if you included $100 per month in maintenance/repairs and $100 in property management (I know a PM that will do 7%) you'd still be cashflowing ~$250 per month. 12% CoC return based on 20% down.  

I may be wrong, but it could be that company having bought 2011-2015 taxes is forcing tax foreclosure and thus it's only based on those years.

I am not a big fan of investing out of state, but I know a lot of people here on BP seem to pull it off with no issue.

Yes it is a cost but as mentioned when you know what hits the fan, they will save you time and money and will pay for themselves 5x over. 

Iḿ not a fan of losing anything let alone 100k, but sometimes it cant be avoided.

Social Media Advertising:  Target advertising platforms like Facebook and Instagram to reach out-of-state buyers based on their hobbies and interests. 

Estimated home price based on comps is $250-260k and rentals go for $1,700-1,800.We both believe that small multifamily properties are the smartest way to start given our ages and desire to probably retire by the time I hit 70 - 10 years from now (if we want to).

Knowing how much you can afford, knowing your market’s strengths and opportunities, increasing knowledge on financial matters are all important steps worth taking when planning ahead through assessments.In planning for retirement, through real estate investment, you can capitalize on it as a resource adding extra passive earnings, protecting the existing wealth, and expanding the investment base.

Learning to make decisions first and foremost based on what is going to help me meet my (clear, written) business goals.

Asking price is $4M, based on $7M in sales, $1M in assets, $2M in inventory and $1M in net revenue.