Some folks will not feel comfortable offering without physically seeing the property, but they may be at a disadvantage since many OOS investors do lock up properties just based on the info they can gather. 

It won't be comfortable to execute this, but it WILL work. 1) MINDSET - work on your confidence, vision, goals, as well as monthly, weekly, and daily plans.

I already do rentals in the city and know the inspectors pretty well, I'm pretty comfortable with the issues they've told me about.

@Francis FitzgeraldIf I were in your shoes, I would make a firm break and walk away from the investment side of this relationship.

I don’t feel comfortable using my faith as a means Of collecting money for my real estate endeavors.

If you're comfortable with some work needing to be done (I say 15k to make liveable to 35k to make it pretty), a 203k would be perfect.

Part of real estate investing is getting comfortable with some level of unknown. 

I dont feel comfortable giving you a number.

Local meaning not just to your state, but to the municipalities (and thus housing court jurisdictions) where you will be operating.Make sure you have an attorney you would feel comfortable contacting with inevitable questions about enforcing some part of your lease or complaints from your tenants.

You don't need an agent to buy or sell land (I almost never use them), but depending on your level of comfort with the process, it might not hurt if you can find one who specializes in land transactions (hint: most agents deal with homes and dwellings, and these are not necessarily the most qualified people to advise you on vacant land transactions - as land deals have their own unique set of issues).2.