The property is located about 3 - 4 hours from me so unless it's absolutely necessary, I would like to get it under contract without physically seeing it.

Some tenants will Docusign, others will physically sign it.

I imagine that he would work anywhere but know that he is physically located closest to Garland, Mesquite, Rockwall, Rowlett, East Dallas, etc. 

Many of them gave me insight into the condition of the physical house so that I had ammo to negotiate.

Even though I have been at it and have been looking at properties (physically as well) I am still not as comfortable with it as I feel I should be.  

Combine this with 7% interest on the loan and you have virtually no cash flow.If 4% a physical or economical vacancy?

I think physically being there as much as possible will be good for getting things established in terms of getting good tenants in the other units, in addition to making your residency case air tight.

Be ready with vehicles and bins and a cleanout crew - when the sheriff arrives for physical eviction, they are only there to keep the peace, and usually for only an hour.

You will need to get referrals and/or research up on PM companies, realtors, areas and then physically go visit the areas you are considering to get a feel for the team you plan to work it.

That's about as close as one gets to Detroit (both figuratively and physically) in this country ;-)Who are the current tenant population?