Perhaps, they are buying time to explore options.This is where I feel vulnerable, in that I seem to be too passive.Any tips on making the close?  

My advice however is not to rush into an investment long distance with little experience, knowledge of the area or reliable contacts there.When investing long distance we become even more vulnerable to unscrupulous individuals.

Hey @Jack MorenoYou're bankable, but... ...here's where you're vulnerable; debt ratio. 

If you're one-and-done you are leaving most of the meat on the table because these folks are, by definition, vulnerable and scared.You can supplement your marketing with mailings and phone calls, but nothing beats good old fashion door knocking where you can see the house, talk to the neighbors, get a sense of the borrower's grasp of the situation, etc.Remember that a lot of these people have creditors bugging them all the time.  

I suspect this will affect the most vulnerable of our population - as these things normally do.

Sound selfish but what you do not want to do is make the property or yourself vulnerable in this. 

If you have ten properties in one LLC and someone sues you, all properties in that LLC are vulnerable.

I hope it works out well, but it definitely leaves you vulnerable to court action.

With so many experienced people in the field it is very overwhelming and I am looking to try to avoid making mistakes which I know I am vulnerable to making being so new.

you are catching a landlord at their most vulnerable time, when there is a turnover.