https://insiderlouisville.com/economy/insider-news-roundup-home-sales-in-kentucky-edge-higher-stucco-adds-online-store-kicc-names-gm-and-more/Not a lot of news lately in our neck of the woods!

@Kanessa Page My thoughts are this...A lot people do VERY well with it, but alot of people don't do well at all.It all comes down to being educated about what you are doing and building a boots on the ground team in that state.I HIGHLY recommend @David Greene 's book on the topichttps://www.biggerpockets.com/store/long-distance-real-estate-investing-ultimate

Can I help lower my tax burden with tools I already own and store at home?

I was very surprised to find a big store like that would actually allow you to negotiate /offer a price.

Or, if fixing those items still makes the property a deal, at least you know what's in store instead of it being a surprise! 

I haven’t research nearly enough about being a referral agent and not even sure if I could do this only by social media advertising.

She might even claim that you created a dangerous condition for her by hiring a creepy stalker PM who has been hitting on her, following her on social media and has a key to her apartment which makes her feel uncomfortable and unsafe in her subjective opinion.

You should also research the anchor stores to see how they're performing financially and whether there's any news in their press releases that give you concern.If an anchor store closes, that will have a big impact on traffic, which in turn has an impact on your other tenants. 

https://www.mgic.com/-/media/MGIC/PDFs/71-41599hopa.pdf

If you insist on doing the long distance thing...https://www.biggerpockets.com/store/long-distance-real-estate-investing-ultimate may be a place you would want to start?