The properties I looked at online were in Detroit area and Ohio (mostly Cleveland).

I always prefer working with referrals over someone I've found online etc.

i keep seeing stuff online about rates are dropping.

@Daniel EhevichI host an online investing group for the local Cincinnati chapter of REIA (Real Estate Investors Association).

People scour the online ads, Pennysaver, lawn signs, etc., and contact the agent.

Local real estate groups can be a great resource for recommendations.Market Knowledge: Dive into local real estate meetings and online forums to soak up as much as you can about your area of interest.

Looked at dozens of SFHs online and ran the numbers, ARV not high enough, renovation costs going over, and making offers based on video tours, sight unseen has been challenging.

What the benefits for the seller are is that they CAN foreclose almost as easily as a bank if need be; there is a good chance that they can get a better rate on that Note that they will carry (say 5-10%) than what they are likely to get with their equity otherwise; if might help them sell a property that is hard to sell otherwise; and might be advantages income tax wise also.One example is a 4plex that just came online here in our market.

I was going to suggest finding a place with better value, but after doing some searching online I didn't come up with much.  

They might have searched online to see what parts Lowe's had available and that is NOT always easy.