unfortunately, I think you are right - it's a difficult market for investors, period. 

I will keep looking and update this forum.. 

I want to create a fund that will allow me to purchase distressed homes, fix them up, and sell with owner financing (possibly including a 5 year balloon so as to be able to recapitalize periodically and give investors a shorter horizon).

Usually there's a lockup period (often three years) in note funds, so you can't use that cash to do direct note investing.  

I'll update this post once I see how that goes!

Asking $8.9M https://www.zillow.com/homedetails/32940-Miller-Ranch-Rd-Gol...Lakefront - Large updated home on acreage.

highlight_post=6413855&page=1https://www.biggerpockets.com/forums/92/topics/929410-rent-to-retirement-updates?

I've stuck with the tried and true reasons I've heard to keep my search ranking high (quality photos, stellar reviews, updates to my listing) and that helps but in slow season, when I'm not willing to cut my rates as much as some of my competitors, it can be a ghost town.  

Quote from @Jenny Yu: Update on Suncoast PM...I bought a property in Jacksonville from them, with the 24 month PM contract. 

During this 24-month period, the property must be rented to another person at a fair market rental value.After the 24 month period your sibling could convert it into a primary residence.