If I were to buy a rental property would I have to be physically there or could a property manager or real estate agent help me with that? 

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

There are also a lot of online courses that you can explore if you don't have time to physically sit in class.

You are also assuming the asset will achieve 100% economic occupancy (loss to lease, bad debt, vacancy) all of the time, which is never the case even will full physical occupancy.

Class A-D Properties - According to this classification system, properties are graded according to a combination of geographical and physical characteristics.These letter grades are assigned to properties after considering a combination of factors such as the age of the property, location of the property, tenant income levels, growth prospects, appreciation, amenities, and rental income.Class AClass A properties tend to be new construction or built within the last 5 to 10 years, with top of the line amenities and professional management.

You’re still responsible for physical tank. 

And I have to get healthy mentally, physically & financially.

I’m going to focus on choosing a CPA and I’d recommend you getting on the phone or a cup of joe with them NOW, since there are some things you may need to do in the physical year to be effective.In general, you’ll want a CPA who understands real estate investing (it’s a plus if they are themselves an investor) because you’ll have access to some specific tax advantages through investing that you want your CPA to know how to leverage with you.Further, I prefer a CPA who has more of a consultative/advisory approach that someone who relies on me to know what to do . . . .This will take time and experience to find, so I’d solicit recommendations from your local REIA group or facebook group of investors and try out the highly recommended CPAs from the investment community.  

There was a thread a few months back on here about this, seemed like a lot of people just used physical files as well.

We use their physical address.