I am really motivated and ready for a change in my life and I'm highly interested in starting a real estate investing business from the ground, all the way up to financial freedom.

In some states, if you purchase in the name of the LLC, and something goes wrong during the purchase phase, you may need to get a lawyer involved to get your earnest money back..I had a client who went to purchase a house.

You are still in the early learning phase, and there is no reason you should be beating yourself up for not having a deal yet.  

Also, on what grounds can you deny an applicant so you don't get tagged for discrimination.  

Because of my family ties, I have access to IMAPP and MLS over in the Tri Cities area of Washington but not terribly sure I want to start out doing remote investing until I get a little ground under my feet first.

There are some great turnkey opportunities for buy and hold cash flow properties if you look elsewhere, including in Philadelphia your old stopping grounds.

Your wisdom is keeping me grounded. 

Your HOA will also take care of the grounds by hiring landscapers to cut the grass, maintain gardens, and trim bushes.What is the cost overlay on a property  HOA vs outside maintenance? 

My question is what are the absolute must-do things that I have to do during the due diligence phase?

It is one of the large plastic ones that slide down over a 4 x 4 cemented in the ground.