Recommendations for who to buy from? 

Your property appeals to neither a growing family (too small) or the young professional still seeking fun (not within walking).Here is the MILLION DOLLAR question:   If you were buying an investment property, would this be one you would buy.  

The only other option if buying turnkey is to do a small portfolio loan.

G'Day Carlos,Personally, I think it's a recipe for disaster rehabbing from out of state.IMO you would need deep roots in the specific market you are looking at investing.Or years long experience of knowing the who, what and when in that specific market.I only know of a handful of folks that can do it successfully and even they have been at it for many years and probably still loose money on rehabs to this day, no matter how integrated they are with everything and everyone.A good resources for pre-purchase, during rehab and after rehab's is Inspectify.Always get eyes on site before buying a property or processing a progress draw for the rehab.Much success

Welcome to BP - think you are definitely starting in the right place - house hack duplex to start the real estate investing journey should be a solid bet - don't need a huge amount of capital either if you buy smart

.), would you take the risk to buy it with under market price (knowing that the existing tenant can live there for another 20+ years?)

I am about to buy my first property. 

Once you get the hang of it in a few months you’ll be ready to buy your next one as soon as you save the down payment.

And if a mill does export they cannot buy federal or state timber sales.

Is it true that you have to attend the auctions in-person and cannot buy online from another state?