, how do I close on a property to include accepting keys all while not physically being there?

Can you all recommend books, articles, or webinars? 

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

Do you like the physical work; pick a trade like electrical, construction, plumbing, roofing,etc and go that route.  

https://www.wbjournal.com/article/work-to-start-on-31-unit-chandler-st-development?

Also Alexander Felice wrote an article about the Delayed Financing Program in which you can refinance sooner as well. https://www.biggerpockets.com/blog/work-with-lenders-brrrr-method

From what I can gather from various forums and reading the articles of law, painting, changing carpets and other such cosmetic maintenance are NOT the responsibility of the landlord, even after 10 years.

@Larry Turner I stumbled into this article not too long ago.

I'm new here to the forums and I've been reading a lot of different posts and articles around the VA Home Loan benefit.

A 5% physical vacancy might be correct but you will probably have the occasional non-payer that takes a month to evict.