One tip is closely track your interactions with any potential investor, but in any circumstance when you enter into the syndication/private investor arena you need to be familiar with the rules so that you do not blow an exemption or break the law.

@Alexander Felice agreed, all circumstances are different.

Low-ball offers can be effective in limited circumstances - Off market ( which are typically uneducated/distressed), bank owned, and really weird properties.

Derek, You need to hire a Property Manager as soon as possible, the ROI restrictions will hurt more by neglect and vacancy than by paying a PM to take care of these things for you.

We have bought land before it goes to Auction before, but never under these circumstances.

In a way, we're trapped in our current home even if we own it free and clear, which is an odd circumstance.

And that doesn't prevent you from being sued by her/her insurer for your negligence.If your neglect of the tree was the cause, do the right thing.

I have an LLC set up and my question is twofold. 1) I understand putting this property into the LLC could trigger the due on sale clause, but my mortgage says it will allow "under certain circumstances" the transfer to another person.

Under the circumstances I doubt there would be any pushback from agent or broker on a request to sever the relationship early.

If you aren't finding them on MLS, try different methods to find off-market deals:- Tell everyone you meet what you are looking for- Drive neighborhoods you are interested in and look for neglected or abandoned properties.