And just checking, is the EMD requirement for foreclosure auctions 5% of the total reserve price?

I have a property manager actually do the showings, but any issues like plumber , electrical is a phone call away.The only challenge is it's a commercial loan, which requires more down, higher rates and shorter terms. 

That region will require some risk mitigation, and would be better suited for a local flipper specializing in those types of properties vs buy and hold OOS IMO. 

There is no practical reason to talk to planning and zoning before reading and understanding this chapter in its entirety because you want to convey to the town official your plan and how it fits within the planning and zoning requirements. 

A minimum of 480 sq. ft. of lot area is required per dwelling unit for the lot area in excess of 1,919 sq. ft.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

It'd require you to rent out the property since it has to be used for business use.

We require actual rent comps from them.

Hidden behind the balance between cash flow and ROI for rehab, I also made actual money on what I allocated for maintenance, repairs, management, and reserves, as underwritten because I had 1031 before spending those funds.I have completed eight 1031s since, and have used contractors for capex, with significantly higher returns on the value... mainly because these are now commercial-type loans, not residential.

All electrical work requires a permit.