.) - they will coordinate with the buyer for appraisals, termite inspections, coordinate with their mortgage lender, earnest deposits, etc. - they will be the primary contact, so after you and the buyer have settled on the price and contact a title company, they do all the rest of the work!

I understand what people are saying about building up some capital first.But, if you structure the upfront of a Lease Option or Subject 2  properly then you can build your reserves and get an income.I get between $5,000 to $10,000 from the tenant buyer at the time of signing.

Can this deal be structured properly as a win-win for both of us?

My history is as an Interior Designer and Project Coordinator in the construction industry for the past 10 years. 

Don't be afraid to call the county/city is something isn't sitting right; they may help get the bill in question corrected if it's a mistake and may get equipment relocated to keep future confusion down.I'd even get the actual plans of the irrigation systems; as the city/county for assistance so you know what is where and if it's properly placed/coded. 

I have heard a little about turnkey properties and they seem like they could be good if researched properly.

No you do not have to visit it but if you want to maximize the chances that the listing agent to take you serious and present the offer properly you normally have to visit. 

I'll send you an text and we can coordinate.

When you have several into a pool of money there are several laws you would need to follow and should only be done with legal advise, After all you don't want to get into trouble for not managing funds properly.

Look to see if proper permits were pulled.