i find it a lot more efficient to pre-screen online and then have the conversation if everything seems ok upfront.   

Once you have an address of a property that appears to be in distress, you can go to the county assessor to find the owner (even online in some counties) for free (if you don't value your time), or you can use a paid service that will give you all the details right on your phone while you are standing out front, owner or non-owner occupied, value, comps, equity, vacant, even their phone number.

Maybe your title co doesn’t want to do it in case you can’t close. 90 days is a crazy long closing date.

It helps to buy a newspaper with the current date on it so that you can take photo's of the unit with the Newspaper proving the date of when you took the photo's. 

The records or other documentary evidence must support all the following: The amount of each separate expenditure, such as the cost of acquiring the item, maintenance and repair costs, capital improvement costs, lease payments and any other expenses.The amount of each business and investment use (based on an appropriate measure, such as mileage for vehicles and time for other listed property), and the total use of the property for the tax year.The date of the expenditure or use.The business or investment purpose for the expenditure or use

If you purchase a home that was previously a rental, they will have a file on it, and everything should be up to date with minimal repairs needed. 

A lot of information can be found online, through books, your local real estate commission, other agents, investors, etc.Focus on learning and making connections. 

Google online see what you can find.

I left Tacoma in 2013, so my info is dated. 

Can you or anyone recommend any webinars or podcasts that are up-to-date for opportunity zone investments?