It is all the properties in someone's LLC (he is military and going overseas, doesn't want to own at a distance, even with a PM).

I was reading @David Greene book, "Long Distance Real Estate Investing" where he advocates taking profits from properties that went up in an appreciating market and buying in areas that have depreciated. 

Also, I’ve never believed it was smart to be buying courthouse auctions at a distance....the local investors have much better local knowledge than you.....if you outbid them, there is likely not a good reason for it.

I'll be using a vetted property manager since I will be land-lording from a distance, in the meantime good luck with your investments and I look forward to learning and contributing to the community!

Everyone has their own spreadsheet, I like to use this one: https://www.biggerpockets.com/files/user/kubaf/file/rehab-walkthrough-estimation-checklistRoughly estimate those costs and plug it into your analysis againIf after a rough estimate you come up with a price that is within negotiable distance make an offerGet an inspection and solicit rehab bids to get a better estimatePlug that into your analysis againIf you need to renegotiate or cancel the contract if it doesn't work, otherwise closeRehab the propertyRent the propertyRefinance the propertyYou already know the big gaps in your knowledge that scare you. 

You should check out this book:https://www.biggerpockets.com/store/long-distance-real-estate-investing-ultimateEven if you don't want to do things remote, it has a lot of great info that will be useful to you.

If your goal is more long term and time is short, then starting with a distance investment single family or duplex can be a good move, as others have identified.

Purchase price: $125,000 Cash invested: $25,000 Duplex 2/2 each side - walking distance to the beach.

Read @David Greene's book Long Distance Real Estate Investing; it is a fantastic guide to building your own team. 

I have friends that take a 2-3 hour commute to the JOB.