Every job requires some combination of mental and physical effort. 

It takes the same amount of physical work for a lender to get a $75k loan funded as a $750,000 loan funded so they try to make sure it's worth the time and energy.  7.5% is a great rate as of today 7/12/23 but I wouldn't spend so much money in buy down if you can debt cover today without it because that buy down likely takes years to recoup and you'll probably want to refinance before hitting that breakeven period. 

The final stage of the Eviction Process means removing the tenant physically from the premises and this is truly a very sad and dangerous time.From the moment you turn that Notice to Quit over to the court house and file the Summons and Complaint, you NEVER EVER want to enter the rental unit or confront the tenant verbally or physically.The only way I communicate with my Tenant from this point forward (if I have to at all) is in writing!

I would love to have the chance to see a few of them in person if you are ever physically in the area.I am aware of the 2 duplexes you mentioned.

All this is very familiar to me as I do Travel Physical therapy with many years experience, plenty of reserves, excellent credit history and a weekly bring home of approx 1400 net or better.  

This is pretty common for investors who invest out of the state they live in and who rely on those who know the market, can drive to see the neighborhood/physically walk the property, etc. 

sure it requires more disclosures to be signed like FHA Cert/amend that needs to be signed by all parties and for older buildings you'll need Lead based paint (LBP) disclosures signed by all parties and these arent physically hard things to do but it shapes the perception of the seller of more perceived risk if there are no professional lenders or agents present to explain and massage these forms in the psyche of the seller/buyer conversation.Are there repairs to FHA that make it more difficult ? 

I am not sure if her health condition is purely physical or if it's adversely affecting her mental faculties, but if you have a strong relationship and rapport you can have a candid and open conversation about your intentions and demonstrate any way you can help (through deeds, financial support, etc). 

I found a great cloud-based brokerage that will allow me to train without physically being in the office taking leave from my military position.

At this point, since they are, as you stated, "long term" Tenants, I will assume they have been in the unit for years, and the odds are that you will need to make substantial cosmetic and physical repairs to get it prepped for a current market rate Tenant.