Now when I market to these properties, I know how they met my initial criteria as well as what condition the houses are in. 

Basically, I bought for $62k in March and put in a bunch of rehab that brought the ARV up to $108k (as of the last bank initiated appraisal I got at the end of April).

There is an initial learning curve but the folks on this forum will be glad to help you out.  

We were initially considering ADU builds if we wanted to invest locally so that is an option that we may consider if we decide to go the local route. 

Pay the initial consultation fee and show up to the meeting as prepared as you can be. 

Are you saying I could get a very cheap inspection for $100 when I do my own initial walkthrough and then get a more formal inspection once I sign an offer?

Since you have a very specific tax situation you're trying to plan for I would work with a CPA before you initiate this stock sale to make sure you're in the best tax spot possible. 

Usually a bit more expensive initial install, but it'll allow each unit to control and pay for their own heat and AC. 

I got an email from my property manager on April 20th mentioning the garage doors are inoperable, this initially sounded like a repair and I was going to just take care of it but through many back and forth emails with my PM, I determined that there were never garage openers so this changes from a repair to an improvement in my mind. 

For the discrepancy in Replacement Cost, my agent told us that his contact at Foremost had initially said $190K was what was required for a property.