There as some that will do "out of town" projects and they want a proven track record, a solid business plan, and hefty personal net worth. 

The biggest challenge has been lack of paperwork or records that the estate might be missing.

My phone works too, for the record.

In my experience as a property manager, I can tell you that any time we need to act on an owner's behalf with an outside agency (utilities, city inspection offices, housing authorities, attorneys), we need to show proof that we have been authorized to act on behalf of the owner that is named on the tax record. 

I did not get a chance to record the deed as yet because of time constraints last week & yesterday of course was a holiday.I don’t think I have any legal obligation to undo this deal but….

For example, highlight your property managers experience, the track record of your GC, track record of your partner.

Records listed through county land records shows property is party of life estate with some remaindermen.Property taxes have not been paid since 2016.

Without being too long-winded I have a proven track record and I am a very strong property manager.

Covid obviously changed all that and the combination of an insane sellers-market, record low interest rates, and serious economic uncertainty has me second guessing it. 

You need to leverage someone else's track record to get your first few deals done.