On the day of closing, the seller and the buyer will both be at the closing, unless for some reason one of them can’t get there and the title company can send a mobile notary to that person’s location and have them sign.

But the diversification may be through a number locations of the same type property, as expertise in one area trumps diversifying into areas where you lack a competitive advantage.  

Our rental properties are townhouses and condos and they are located in Charlotte, NC.

Also make sure you are comfortable with some holding costs if the units don't get rented right away (if vacant).Also look into if there is rent control in the area that the property is located.

I am a realtor in the Albany area, our office located right on Western Ave.

I live in Buffalo NY and have not seen much going on at this location. 

More and more insurers are refusing to cover disaster-prone locations.

I understand that starting condition and location will play a factor here, but just wondering what your experience has been.

Where is the property located?

Certain locations will have better results than others.