It was SO HARD at times and SO UNBELIEVABLY UNCOMFORTABLE.

If I were in your position, I'd be feeling uncomfortable with all the leverage.

IN GA. we ran into the same thing buying court house steps law says 45 days it routinely took 90 to 120...to get our trustee's deed and of course without the trustee's deed we could not sell or encumber.. although it is common practice to take possession and even do an eviction in that state during this time.

One problems it may cause is when rent is late which could make things uncomfortable at times.

Rents are routinely 950-1050 on these sized homes. 

Besides, using a line of credit on a routine basis would create a headache of tax calculations for the IRA when calculating UDFI.

The problem isn't that I'm uncomfortable with debt.

I'm looking to send a letter that is professional because i'm an agent in a smaller town where I'm well known, but I also want to offer to buy their house and suggest there are other options as well.I'm not comfortable doing the typical yellow letter style mailer/postcard, I know many people get results with those but I'm uncomfortable associating my brand and myself with that style of marketing in my small town.I've read on BP many people that have simply sent a professional letter and had great results.  

For example the average roof in Chicago lasts about 20 years and with routine maintenance 25 years. 

Rest assured, I have money options I can exercise to close escrow that would leave me in an uncomfortable position... but I can do it.