They closed trouble tickets without contacting me, did not respond to emails and the people on the phone were clueless.  

Many short term rental owners do not currently have a business license or collect/pay taxes, they may get away with it for a little while, but since the city is already agitated about the short term rental scene, I would not be surprised if they aggressively come after non-reporters.

I've got a client who lives in KY and intends to remain in KY but wants to purchase a 2nd home in Melbourne for her mom to live in year round.

- Tom Tom i have the same terms and approach, they are letting me get away with 20% down right now, however i am sure my average price point is lower than yours. (80k -150k)

Finding a good renter who likes condo living seems like a relatively safe bet...if the positive cash flow is not eaten away by capital expenditures, lack of reserves, and routine maintenance on big ticket items.  

I have recently sent out my first round of DM letters and have a few other irons in the fire, so I need to act with urgency.

don't know there is in many other states.. plus as stated no income tax.Oregon has no sales tax.. and that's cool when your buying high ticket items like a car for instance or a million dollar motor home.. or a 3 million dollar plane.. then it offsets nicely.

Been sitting on the market for a while.So the house has been sitting on the market for 75 days in a hot market, no one is in a rush to get paid, foundation issues, roof imploding, smells like cat urine (the smellier the better), so beat up that all the local flippers are scared of it and/or make insultingly lowball offers that the seller has just been round-binning, but hey it's got a great location.

It's quite another to get into a home where inexperienced people have been mucking with it quite extensively on larger ticket items.  

I am in need of a patient and experienced agent in the north Austin/ Round Rock/ Pflugerville area.