The property types I'm most interested in are: Small (2-4 plex) and Large Multifamily. 

I now have to have the entire property tested.

Thinking to offer seller financing to increase interest in the property and I like some of the advantages of seller financing.

Definitely hire one for a property damage claim, auto claims its not necessary.

Rental property valued roughly 370k, I owe 160k and a 40k balloon on it.

@Chris SnowI would say this is not a good flip I think your best case scenario is your property appraises for $315,000 which means you're all in should be no more than $220,000 less rehab of $90,000 brings you to a purchase price of 130,000.

In 2017-2018 I tried valiantly to even just get offers in for land bank properties.

Very light repairs needed and turnkey property. 

If you need help finding off-market properties, and learning to analyze the cost of repairs I might have a resource you might find useful.

I'd like to hear from those that have or currently invest out of state/area and have dealt with not being able to walk through each property and dealing with maintenance.