Best way is to obtain authorizations for release of credit, tax returns, assets and liabilities, then send copies or get several originals to use, mail them  and obtain information directly from the source, this cuts out the chance of fraudulent statements.You also need to underwrite the type of business, what hazards are present, toxics, fire, insurance coverage, competition with other tenants, traffic counts, environmental laws applicable to them as well as your infrastructure being sufficient for tha use.....electrical, plumbing, traps, fire codes, etc. 

The term "real estate professional" is a specific nomenclature in the Tax code that has specific costs and benefits which (I believe) are different than what you're talking about.

You’ll need to check local codes but if it’s zoned duplex, but currently the use is single family, you should technically be able to convert it if you bring it up to code (IRC - the version varies by jurisdiction) which requires attached two unit dwellings to be separated by 1 hour fire separation.

These are professionals with additional training and a stricter code of ethics.

Friday 8:06pm- I receive the lockbox code from the listing agent, we can see it tonight if we want.Friday 8:28pm- We arrive at the house.Friday 8:40pm- John "yea, this is good.

I'm not an attorney, but your information appears faulty:https://law.justia.com/codes/arkansas/2010/title-4/subtitle-3/chapter-27/subchapter-15/t/4-27-1501

She also provided ideal zip codes of where to purchase properties.  

Roof first if it is near the end of its useful life.Siding I would also look at for weatherproofing (wind driven rain could also rot your building).Once it is water tight, I would start on any code issues (see inspector mention), then maybe on to kitchen. 

I'll second @Chad Lopes regarding hiring a PM, since managing a rental from another state can be tricky for even experienced investors.I wrote a post a while back about the zip codes we like for our B/B+ (and sometimes A if we can score a deal) investments, so perhaps that would be helpful to you:  https://www.biggerpockets.com/forums/311/topics/22…As with most markets, Bham can change block to block, so it behooves you to visit the market and meet the people you'd be working with (whether turnkey or a self-assembled team of agent, contractor, PM etc) face to face.

Here's just a couple reasons that is: 1) MT has building codes, permits, inspectors, the whole bit.