I was a physical therapist but lost the love in doing it because of my new love for real estate.

One of our plans is to take trips down to physically see some areas to get a feel for it.

Depending on the condition of the property you locate and the speed you need to close you may use hard/private money to  tie up the deal however when you have 20-30+ days to close then you might elect to use conventional or DSCR (assuming the property is physically safe/sound to be financed as such).Where is your scenario at the moment and what have you tried so far?

Hopefully I can find a physical utility bill from the time I started residing here.I do remember calling RAP and being like, your ordinance says "staff will develop a form for this purpose..." but there is no form, what do I do?

The renter is just not physically responsible for making those payments.  

For showings, all of our tenants have actually signed sight-unseen because we post a video walkthrough of the property; however, I'm sure someone will want to walk through physically at some point.

Rather than physically cash flowing immediately, I'd be living for pretty close to nothing. 

So you will want to make sure that you fully understand the different real estate cycles (physical and financial) and may wish to take a defensive posture in your choices.

Set yourself some goals of where you want to be physically and financially what you would be comfortable with. 

It might be physically distressing condtions like you just mentioned, but it could also be BAD tenant situations, financial issues, title issues, inheritance issues, etc.