But the problem is that I don't understand how could I ''jump'' into two-way dialogue between potential buyer traveling to see the RE and an agent, without my physical presence, and act as a middle-man to gain profit from the difference?

Every window is photographed up close to show presence of screen and if there are window dressings or blinds, I take a photo with them open and closed.If there is a problem (scrape on the wall, carpet stain, etc.) then I take a good close-up.

My concern is someone familiar with the territory might just give me a guesstimate based on when the property last traded Plus or minus any appreciation.

This is a very cold approach as you don't know who you are door knocking and can be very time consuming.Whereas my new approach I know almost everything about the person I am about to meet behind the door, and hope my presence will get them interested in selling.

If there is leaking in the roof that needs to be fixed - in fact, the presence of all this water damage is unacceptable for a turnkey investment.

However, I could see how some people who aren't as self motivated, could join and then sit around for months without a clue of what to do as nobody is there to spoon feed it to you or demand your presence at a given time. 

The location of your QI does not matter as long as they have a national presence and demonstrated experience. 

Do you have a brand presence to show credibility and ability to follow close?

. - it's our first so pretty scary being in uncharted territory.

@Ray Gayk, let me first disclose that I am not a Spokane guy so I truly do not know these individuals on a personal level I only know them through their BP presence.