When I see deals that do pencil for an investor, the LTV is 60% or less (I deal with mostly retail and industrial). 

My market is similar to what you are describing and I too see signs of a suckers rally and reminds me of 2004-2006.

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It all comes down to running the numbers based on today’s market, not past assumptions.

Unfortunately, the husband lost his job about 8 months ago and, from what I'm told, hasn’t been able to secure another one—not even in retail or fast food.

Most lenders that I work with give Wholesale Rates (vs retail rates when you go directly to a lender). 

Marketing is all about message resonance.

The ONLY reasonable deals are:Appliances when purchased if you have a retailer that offers unlimited repairs/replacement for 5 years for 10% of price.

market.

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.