You just need to understand the demand in any particular area you're looking to invest in.

I understand its all verbal until you get to the attorney or something --- I've only transacted in NJ.as mentioned, if you have a super smooth transaction, it looks like the agent didn't do anything. 

In terms of educating yourself, it would be good to get an understanding first of what, if any, your family's estate plan is, and if there is not a good one, get yourself educated in that area for a continuing discussion with your dad.

Essentially what I took away from her explanation was, a lot of owners don’t want to fool with the county on things like this if they don’t have to, which I can understand.

I'm not sure what you mean by a solid property but you might end up with a property that's less profitable and less liquid and therefore harder to sell.

You won't be living for free but if you can find a property with solid rents or some value-add potential I think it's a worthwhile investment.

If you already own it and it was a personal residence that you don't want to sell providing you live somewhere in the area, have an interest and understanding of your local rental laws and aren't in California (the laws) or Florida (the possibility of assessments) then self management is a possibility. 

Up to this point we've managed it on our own, but we are entering waters we don't fully understand how to manage. 

If the newbie user can't explain or doesn't understand the data, then they know they have an educational video to make.

Some areas are better than others but overall it's a solid area for rentals / BRRRR's.