I understand what people are saying about building up some capital first.But, if you structure the upfront of a Lease Option or Subject 2  properly then you can build your reserves and get an income.I get between $5,000 to $10,000 from the tenant buyer at the time of signing.

Can this deal be structured properly as a win-win for both of us?

Don't be afraid to call the county/city is something isn't sitting right; they may help get the bill in question corrected if it's a mistake and may get equipment relocated to keep future confusion down.I'd even get the actual plans of the irrigation systems; as the city/county for assistance so you know what is where and if it's properly placed/coded. 

I have heard a little about turnkey properties and they seem like they could be good if researched properly.

No you do not have to visit it but if you want to maximize the chances that the listing agent to take you serious and present the offer properly you normally have to visit. 

When you have several into a pool of money there are several laws you would need to follow and should only be done with legal advise, After all you don't want to get into trouble for not managing funds properly.

Look to see if proper permits were pulled.

What is illegal (in my state anyway) is to hold yourself out as acting in a fiduciary manner, representing someone else in an agency relationship in a real estate transaction without being properly licensed in your state to do so.

I am starting to guess that i did not word what i am looking for properly.  

Just because somebody says they do things a certain way all the time does not mean that is the proper way to do it ...