So, just give it your best self-help effort to find them, and then let the GAL do his or her job.As far as an ejectment lawsuit, the real question is, was the property legally abandoned?

I definitely think in my area, many of the good opportunities I could qualify for with my income would have pretty high rehab needs before they're rentable, so it's good to hear where you would start out instead.

Honestly, unless you’re in a high-end market where buyers or renters expect it, dropping thousands on a sprinkler system probably isn’t your best ROI move—especially if the property has been sitting for months.

I live in Seattle, WA but due to the limited inventory and high prices I want to invest out-of-state.

Quote from @Ben Trageser: Highly recommend Maven Cost Seg!

Thanks for your guidance because without it we may have bid too high. 

Even when I self manage I include pm because it is work and I do not work for free.

It's a high risk strategy that you've chosen. 

Investment loans generally carry high down-payments and costs.

I highly recommend you create an "Animal Addendum" which is a set of rules for any animal, whether it's a pet or service animal.