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.

It is never a good idea to completely exhaust your savings, especially if the home needs work.

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

Once you've exhausted your ability to use FHA, THEN I would use my VA benefit to buy units again. 

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.

Once you feel that you’ve fully exhausted these strategies, you could move on to a new set.

A covenant that touches and concerns the land can be one that either calls for doing either physical things to the land, or refraining from doing physical things to the land. 21 C.J.S., supra, p. 359.