I've considered areas close to the Falls, but sellers seem to price it a lot higher assuming the buyer can make it up renting it short term. 

Go places where you can connect with potential buyers and sellers. 

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

Going direct to seller in pre-foreclosure and snatching it before auction sale.

The seller will also have to sign documents that are required and it will hold them liable for debts since they are on title.Best way to set that up is run the numbers and create a partnership based on the equity of the land and your cash injection and sweat equity.

Flipping houses is a lot of work.

So, I’m curious how you are managing to find your deals, whether you are buying at auctions or via marketing direct to sellers.

Quote from @Alan Mills: Yes, I would agree with Chris and Bill, but if you have an option to get around this by putting it inside the house?

So house for house, apartment building for apartment building.Have your parents considered renting the house they are living in for two years and moving back into the rental unit for 25 months.

You could also explore seller financing or a bridge loan to give you more flexibility.