Sounds like your dismissing rent owed, but in the long run if they can agree to it and it can be done legally, it often saves money and significant time in the long run.Forgot to add, Don't physically enter the property at this point.

You have to have a good feel and be connected with your properties at all times, which to me means close proximity to the property and being able to know the properties and upcoming expenses for each of them. 

In short, now that I have recovered more of my time I am physically more healthy, closer with my family, and building longterm wealth rather than trading time for money.   

I eventually found investing in syndicated deals to be the perfect combination of being passive and giving me the benefits of owning physical real estate.

The policy in the lease is that tenants should not make any changes to the property, but I would like the opportunity to make exceptions when it makes sense.I will require this to be done by a bonded and insured contractor, and require them to sign a physical document that outlines the terms and costs involved.

I have visited sites that show me important stats but obviously being physically in the market (or having someone there for you) is best.

Proximity is not the determining factor.

Can you bid online or do you physically have to go to the courthouse for these auctions?

On top of the obvious property-specific physical risks, there are many others.  

I have physical issues that prevent me from doing most traditional work.