In addition, if you have a "smoking deposit" and there is damage not caused by smoking, they may try to fight it since they "swear they didn't smoke inside."

Additionally, I feel calling my contacts up on the weekly to discuss listings without being able to physically see the properties may exhaust the relationship.Have any of you faced this challenge, and if so, what techniques did you use to help overcome this?

Additionally, since you're asking for resources: try auction.com, homepath.com, zillow fsbo and make me move, hudhomestore.com and homesteps.com.

Your best bet for selling is definitely with it being listed in the local mls.  

I'd bet you'll be able to find some really good deals across the bridge over in Superior WI.

I wanted to do it myself and ensure it wasn't a full finish to avoid paying property taxes on additional livable square footage.

But I bet you could find the right deal if you’re patient.

And it never hurts when you say see ya to add that you were letting go of the additional costs of damage over the deposit, but since you are going to court, you expect to counter sue for your full damages.

You can still find tenants during down turn and there is always demand, but lower cash flow due to higher turn over (rent lost during turn), lost rent during eviction process, and additional turn over cost. 

Your best bet would be to understand your local market (or the market where you want to invest) by going through the T12 of the listed properties.