My longterm goals are buy and hold multifamily rentals and commercial areas where I'd like to run physical therapy clinics (current PTA) with reduced expenses.I'm currently driving for dollars and will be pushing some online marketing soon.

The real issue is not the physical fixes but the water that leaked for potentially 2 weeks.  

Little less beating around the bush than some of the direct mail you get for physical assets of course. 

Because of the physical condition, they won't be appropriate for certain loan types like FHA. 

Especially because my physical location isn’t really close to a major city.

Even if you have the physical cash to cover the purchase? 

It has to be tough having a mentally ill son and whose well-being you worry about.

That could very well be one the two bids that you already have.

Granted, professional ethics should not allow them to actively deceive you but be prepared to verify any information you are given, either by your own research or by a financially disinterested third party.That said, you should ask about any known physical problems : aging roof, damp basement, due-for-replacement HVAC system. 

If you can't afford the analytics or don't have a Realtor, you might want to just physically go there since you live close and drive around.