We haven't however discussed costs for me to work with my local real estate agent to identify and do the pre-purchase due diligence on the properties as she most likely will not be available in person to see them.

I feel confident in my ability to find deals with the resources I have available to me and my marketing background.However, I realize a lot of investors don’t have that and have other ways of doing so.

I prefer to be proactive in this regard, and I use an LOC to have the cash available if/when needed...if I haven't sold  the property before I get hit.Proactive for me means I cover the following costs:1 - Roof - When I buy...if it looks like it will need replacing within a few years. 

In Ohio, divorce decrees are public record but only available upon request. 

I am having difficulty with getting available time with each currently occupying tenant to change locks, get leases signed and everything else.

But your experience (or business savviness), risk tolerance, and time availability are also relevant. 

If you are willing to move your family and live in the next place you purchase then you have more lending options and there are some properties that are only available for a time to owner occupancy buyers.

If you are interested in north east Ohio there is plenty of properties available.

It is available in NJ, but ranch w/ 1440 sq/ft living space on 4.5 acres is such ample space.

There is always $$$ available to find an A+ deal.