Just something that came to mind as I see a few in my area which is a bit rural as well.

i have a great property i could send you that i found has many great qualities its a cozy modern home with workshop and detached garage price is close to half a million but could very possible to change the sellers mind for your price range seeing as it needs renovations not many but still need them this property is in washington state but the area is good for selling seeing as a majority is rich and looking for nature vacation getaways right by a beutiful lake and mountain contact me if you would like to find out more i will have to note if you consider and take the property i do require a finders fee of a minimum of 500 depending on the deal 

A lot of them get multiple phone calls or letters in the mail but just keep in mind when you use a Big Bank (FDIC) you "Do not" pay points.

The example that comes to mind are often are of folks that operated a dental practice, an accounting office, a bankruptcy lawyer and her staff that did quite well in the 2008 aftermath, and so on, during those first few years, taking up a portion of or all of the space.Once you realize what a dumpster fire it is finding good financing for offices, if you need it, I'll be available. 

I totally understand you are hesitant to touch the 3.4%, but keep in mind you can always cash-out now, expand your portfolio, and refi down later.

*Keep in mind that these loans will be based off the lesser of the purchase price and as-is value.

Keep in mind its end of year pretty much every seller and builder is offering a 2% seller credit its the norm.$50K in earnest is a lot and if the lender drops the ball are you positive they can get the credit denial out in time to refund the earnest?  

Do you mind sharing why deals in HSV aren't working for you right now and why you're selling more than buying?

Another way to start networking with like minded investors.https://www.biggerpockets.com/forums/521

Thanks,Steveif you ever need attorney referrals let me know I have a laundry list of attorneys  Chris,  That's a very nice offer and I'll keep that in mind in the future.