I started to only get electrical, plumbing, roof and structural inspections.Now, what should I do for an out of state purchase that I don't get to see in person?

Roofing, Plumbing (leaking, dripping) Ceilings (any water marks?)

Sorry, but I've been in plenty of REO properties where the borrower damaged the property - kitchen cabinets removed completely, flooring removed leaving only the sub-floor, graffiti expletives directed at the bank painted on walls, plumbing damaged, water left running in upstairs bathroom with drain and overflow blocked, etc.  

Building permit rules vary significantly between locations, so you should probably set up an appointment to discuss this with your local building department.In my area (NJ), unless an owner occupies the property as their primary residence, they may not do any plumbing or electrical work that requires a permit, and any structural changes will need to be drawn by an architect or engineer.

The reason is they know statistically buildings of a certain age the plumbing goes bad, wiring, roofs, all kinds of things etc.

Nothing to compare building to in small community in Lebanon Pa found 2 apprasail sites 1 had building valued at 20 thou another at 90 thou, Electric only, no plumbing, not temp controlled.

"Maintain in good and safe working order and promptly repair all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances supplied or required to be supplied by the landlord provided that notification of needed repairs is made to the landlord in writing by the tenant..."

The flip side of that, is 1) if they're open 24/7, they're probably going to charge a lot2) if they're called out for a $3 plumbing problem, even for non emergency repairs, they'll charge $250, and 3) I need some safeguard from my tenant calling them for frivolous repairs, or from a tenant who is just purposely trying to raise my costs.What suggestions do you have, and how can I find a COMPETENT team of people, who are AVAILABLE when they're needed, and have reasonable rates?

In Millers Addition, near downtown OKCMultiunit 4plex apartment - (total 3626 sft per county assessor)Built in 1926 Main entrance opens to hallway with stairwell for the upstairs apartments, all apartments have an interior door.each apartment is 900 sft, 1bed, 1 bathmany updates have been done in the last 2 yearsNot sure about updated plumbing and electric, need to find out.4 car garage with 2 units over the garage - (1035 per county assessor)There are a total of 6 units.Main laundry somewhere on site, not in the units.Owner pays trash and water billrental roll shows 2 short term rentals which we would probably turn into long term rentals.

By the way the bankruptcy court is not run according to an adversary proceeding, for example, like criminal or domestic court.