Depending on the location and whats actually on the land i bet you could lease that out to hunters..Guys pay good money to have access to private land. 

You will not find a way around liability outside of physically preventing their use.

The owner can't get help from state since he has this asset; daughter can't afford or physically deal with this whole scenario.

Much less an overly reduced rent.... for manual physical labor after surgery.

You'll find everything you need and I bet the results will surprise you!

So to answer your original question: if you want a lower % of closing costs, your best bet is probably to buy someplace else. 

1-Speak with a Virginia Attorney;2-After speaking with Virginia Attorney, determine if it is better to:a) File your Sub S as a foreign entity, orb) Form a Virginia LLC that is wholly owned by your (out of state) Sub S.c) Hire and pay a Virginia resident, or company to act as Resident Agent for your new entity.d) Pay for the appropriate business license in the County/City in Virginia where your Virginia entity will have a physical presence. 

Don't bet on the appreciation and let the vehicle take it's course.

@Jonathan Larios You're best bet would be to invest where people are steadily buying homes.

you bet!