However, non-citizens must be  very careful not to carry out any of the physical labour on the property themselves, but you may be able to depending on the type of work visa you have.  

Too late now, but the key is for the landlord to exercise their right for entry and use a "Notice to Enter" if necessary, in accordance with landlord-tenant law, PRIOR to posting the "Notice to Pay Rent or Quit".  

With Lease Option it will allow you physical control of the property (lease) and later down the line gives you the right to either exercise the option to buy the property or to just walk away. 

I would probably look for an area that had houses old enough to show physical distress just be virtue of age.

Physical - A thorough inspection of the site, inside and out of all units and grounds.

If you buy for $155K plus spend $40K in rehab, using the formula I gave Jeff this property should be worth around $279,000.Do the following exercise: Add up all the cash you will spend out of pocket on this deal.

None of that precludes you from exercising other strategies, such as Wholesaling, Flipping, etc. 

I have checked tax records to confirm past rental histories and most applicants have no problem lying and thanks to positive re-enforcement of tenants staying several years, I will physically drive to check reference addresses and interview individuals with signed consent forms in hand for this practice. i wish it could be easier than all the effort but maybe that is why I am here, to find easier solutions. sorry about mispelling I never get it 100%.Lol!

If you have their physical address, mail them a letter (yellow) saying you'd like to buy that property and for them to call you.  

You could lease option the house as is, accept all future repair costs, agreeing to make the $1,100 monthly payment with the strike price set  equal to the loan balance at the time you exercise the option.