I've had an interest in real estate for a long time, but based on the military lifestyle and a young family (wife and 4 kids) I couldn't dedicate the physical or mental time. 

I did not physically see it yet but the listing shows it as average.  

The lease can be terminated immediately and without prior warning if the tenant’s actions are dangerous to other persons or the physical structure of the building.14 days late before ending the tenancy with their lease but only 7 days without it?

Besides issues relating to functional obsolescence anything can be fixed (outside of tearing down and building from scratch), but it's all about how it effects the numbers and underwriting, of which physical condition is just a part of. 

I don't have physical evidence that the mother is still there but I know she's there based on conversations that I've had with the tenants sister.

Now, I'm setting up the EIN number and its asking where my LLC is physically located.

It may very well be the simple fact that the property is overpriced for an investment, negotiate a lower purchase price or consider looking for opportunities elsewhere. 

Like everyone is saying, it's great if you have the right system in place but otherwise I think you should be physically involved.

So a physical check might be a good idea.

Made a few phone calls but no one can give an estimate until they physically see what they are working with.