I tell them they do not have to be present, but it could be helpful if they would like to report a specific issue. when I used to do this for a living.. this was what we did  you had to.. the little drip under the sink becomes dry rot.. the toilet gets loose and you have subfloor issues.. 

Very frequently we learn that the reality of something turns out to be extremely different from how we perceive it to be; I am wondering if the note business is the same. 

You just do not hear about them, and likely will not hire them as they are good enough to be selective about who they work for and often will only work as a sub for a general contractor.Sometimes they are green and can not estimate the level of effort for a job and sink themselves financially on jobs. 

The sink isn’t far from the shower wall either.

It’s your personal responsibility to analyze and amend it to reflect reality as you believe it to be and act on the performance that comes from your own independent due diligence.

I suggest finding numerous SFH and  investment properties (out of state) and calculating your ROI, find out if its really worth your wild to sink 20k in a property that might cashflow 200/month, find which area might appreciate faster..and execute!

When I checked their data for the traditional Rentals on the areas that I'm investing in, I've noticed that the information that they providing there not really related to the reality.

Here's a reality check though: you have to let go of the notion that you can buy an apartment building with a double digit cap rate.

What’s up BPI could really use some help with my first potential REIMy grandfather is prepping to sell his house that he claims has a market value of about 75k (according to his realities) but is willing to sell it to me for around 55k.

You can interview other agents.However, in reality, there are a good percentage of agents that either 1) Will not know how to analyze investment 2) As you said, are not savy with off market 3) Are not familiar with real estate investing in general.Not to say they are not great agents in finding a home for the general population.