Some people get so offended that they will want to physically harm you.These kind of people thrive on confrontation.

You can give her a range of an offer without physically seeing the property and determining repairs, but she probably won't like it as a cash offer will likely be a lot lower than her unrealistic asking price.

Also, because I would be doing physical work myself (I manage my own properties, mostly landscaping but also other repairs and maintenance) self-directed retirement accounts wouldn't be an option.

I've found this strategy to work particularly well with sellers who have been trying to sell for a while, often with physically distressed properties.In any case, it sounds like anything within 40% of his asking is going to be too thin for a wholesale deal.  

Or do I have to physically go down to the court house to retrieve them.

You can also own a condo on leased land,  There you do not own the land but own the physical apartment/home structure.

From Google streetview, it looked like a decent area, but if we had actually physically gone there, we would have realized what the neighborhood was really like and wouldn't have bought there. 

I would recommend having someone trustworthy in the area that can physically go by the each property, take current pictures of the property AND neighborhood. 

If the property owner doesn't pay the lein holder (you) back within the given time then the physical property goes up for aution.

I've been up to big bear plenty of times and have never been to a physical office to check in or enter my booking.