Without a property manager, you still will need to visit or use local help to inspect and make repairs between tenants.

OR maybe a lot of the rentals in your area were recently renovated, or have a pool, or have amazing views, or a million other things that the property you're targeting doesn't have in which case you have to skew your estimates up or down...There's a million ifs in the data, whether you inspect individual properties or aggregate views of your area.

I final got an opportunity to meet with a GC at a property he is working on to get a feel of what are some general prices for rehabs. one step closer in the right direction.

Also for FHA, the appraisal is almost like an inspection.

If at any point until now April's rent is paid, scheduling a move-out inspection with the tenant so you are able to document with them any damages to the property (including the lawn).

sure there is but your GC has to understand they are not getting paid until work is done and inspected.. we do this all the time. 

@Maria MarreroEven if it is $40, you still were able to do it and get it closer to market rent and decrease the amount out of your pocket. 

In the LOI you can spell out everything; inspection, due diligence period, seller financing terms etc.

@Gibran Saliba  Keep in mind in addition to the down payment, you'll typically have to "front" the funds to do the rehab work (although you'll be reimbursed after inspections). 

I got the inspection done, and he was very doomy gloomy about damages and issues he found.