I'll appreciate input on any of these areas from those of you with practical experience.  

If I can get away from my sons' baseball practices long enough I will stop by as well. 

If the building has vacant units when we submit an offer, we typically request the Vendor allow us to "assist" with filling it (that way we screen any candidates).We review the Vendors application process and screening practices and often will request to re-screen the tenants - we normally solicit consent while pursuing tenant estoppel certificates.  

However for a practical matter in the lower price points ( if in deed your buying a low priced home in AL) the commissions are so small agents try to double end as a matter of course.

Dodd-Frank was designed to protect individual borrowers - homeowners - from predatory lending practices. 

There's been so many products come on the market that were supposed to be superior and environmentally friendlier, yet in practice, didn't hold up.

Even if you only paid down mortgage principle and only made positive cashflow when there were no vacancies and no major repairs, I would suggest you keep the house and practice being a landlord for a few years.  

Any best practices for buying individual DOT's from banks?

It is not law, but just common practice. 

I've had brokers tell me this before (not my brokers), and while I'm not an attorney, I firmly believe there is nothing illegal about this practice and I'm perfectly happy to stand in front of a judge and argue it if it ever came to it.Here are my thoughts:-  It's not a RESPA violation.