I would suggest sending a written letter (physical and email) informing the tenant of your intent to let the lease expire.

You do not need to have a physical address within the state of Pennsylvania either.

do you physically shift $X to a separate fund on a monthly basis?

Buying a stabilized property (a property that is in no need of repair or improvements) is going to be lower risk (and generally deliver a lower return) than a property that is in disrepair and needs either physical and/or management improvements. 

I'd also suggest looking up physical meet ups to attend and meet more people.

Any ideas how to go about creating an LLC out of state if the application requires a physical in state address? 

I graduated with a degree in physics and I honestly look back at college now as a huge waste of time and money.

However, we are looking to attend a seminar not only to get inspired but to physically meet potential business associates and mingle with like minded folks.

The longer this goes on, the more ammunition your squatter has, so aside from the good advice above to get an attorney, file eviction immediately, move the car off the premises, change the title to the trust, etc, all I can add is act fast, avoid any physical or verbal contact with the occupant and use your attorney as the go between.

I would definitely like to link up with some investors, both who are physically located in the NRV and also those who invest, but are geographically separated.