If you can get the seller to agree to an automatic reduction in price based upon appraisal, good for you.

He automatically receives a check from my account every month.  

Start by setting an automatic notification on Realtor for these areas, so when a property comes online you can quickly analyze the deal and maybe put in an offer in.

I have done some reading online and it appears that the tenant is protected under bankruptcy law with a "automatic stay" which prevents collection actions or eviction. 

A GSE (Fannie, Freddie, etc) will typically be more robotic and focus on hard numbers like DTI.

Things such as 1% rule; CoC values and ROI are now very clear; I also automatically add 5-7% vacancy and also roughly 10% maintenance costs to all calculations...But, I am still struggling with understanding how the money out of pocket for rehabbing costs play into the whole picture of deciding whether the investment is good or dead.Here's the example:I purchased duplex with 25% down and conventional 30-year loan.

No carpet, simple appliances (refrigerator without automatic ice/water), water alarm next to hot water, washer and dryer

The bank I've have been using, is stuck in the 20th century e.g. no automatic payments, very basic online features, doesn't link to QBs.

Just because it's zoned for residential doesn't mean you automatically have the authorization to put a house there.

If you have all your names in an Excel file you can use the Word mail merge feature to automatically pull the names from the file.