Or should I mail an offer to the physical address?

If you're talking about offering to a distressed seller, your best bet is to make the offer in person.

Its to the point where I have physical symptoms, eg shaking hands, sweaty feet, stomach pains, and even crying! 

I bet if his rent was in that range, it would rent quickly.

Of the two options, betting on appreciation is more risky.Personally, I would suggest looking at some lower end areas than White Rock & Bishop Arts and lower your purchase price to the $150k or less and either do the house hacking duplex of just a simple buy and hold BRRRR.

@Ruth BayangI would bet the firm you mentioned has a less than stellar reputation!

Most people on BP are not like that, and we are all here to help one another make good sound decisions, so I would bet most of us would NOT make those poor decisions.

I'd give this to her after the 20th but before the last day of the month, she could pay up between so hedge your bet, hopefully she understands your position.Because the garage is a 2 car,,it's  probably not dividable, I'd make it only available to one unit and include the up charge in the lease rent, no issue then when one party is over stepping boundaries inside garage.

As @Rich Baer says local lenders will be your best bet.

I bet credit card issuers have that process down...I would in thier shoes.