But it sounds to me like you just need to read your contract and then speak with the manager to get an understanding of how they operate.

@Colton C. realistically speaking you are wanting to "have your cake and eat it too". 

Often I have seen out of state Investors enlist the assistance of a real estate professional who knows the area and properties and can offer their expert advice including videos pointing out both positives and negative but again not without having an inspection contingency as part of the agreement. 

All of the buyers I found myself till the last number of years.A few years ago an realtor brought in a buyer and when I came to closing the buyer didn’t speak English or have a SSN.

I don't know and can't speak for Nancy but when I started several years ago I bought books and templates from Mike Butler

I wouldn't suggest an appraisal or inspection before speaking with the owner.

I plan to speak with an attorney about my lease agreement and will do a thorough walk through and make tenants sign and initial all parts of the lease.  

Given the metrics are very positive for rental investors, would using a realestate agent be a negative? 

@Ryan Hopkinsthanks ryan. i will speak with a lawyer . 

One of those potential buyers may have stopped negotiations with the seller hoping that no else, in this case you made an offer, once you made the offer, likely they went back to the prior offer attempting to gin it up using your offer as bait, so to speak.