The obligation to mediate, unless otherwise agreed, will terminate if the entire dispute is not resolved within thirty days of the date written notice requesting mediation is delivered by one party to the other at that party’s last known address (physical or electronic as provided in § 26).

I'd still venture your online ads might be more beneficial, but NOT having physical signs means you're not getting the foot traffic. 

If it's a good asset(meaning primarily good location), you eat the 5.3% cap no problem you own the physical asset.

Common tasks include guiding (for example, blind, severe physical disability), alerting (severe diabetes, seizures), retrieving/operating (pushing buttons, switches, etc).

The original poster's easiest route would be to have the owners of those titles request a lost title from the DMV, and then once the DMV sends them a physical title, have the owners sign them over to him.

HI @Ananth SubramanianI have not been in your shoes but have read others that have and from what it sounds like getting the judgement is the easy part and physically collecting the $$ from the tenants is the hardest most impossible part.

Being in NY maybe something to do with physical document transportation?

Physically see the property, don't rely on web pictures, sometimes they are years old and don't show the current state or the entire property. 

However this was a unique parcel given location and physical features ..

Many other investors have asked themselves (and others this question) but what I believe it ultimately comes down to is what are your goals (how much money you'd like to make), are you physically able to manage it yourself and do you have the right organization and systems in place to do it on your own.