Just note that you guys may end up in what I call the "1031 exchange until you both die" cycle.

Legitimate lenders may charge a small application fee (around $250) to verify you’re serious, but if someone’s asking for thousands with no real intention of closing, that’s a huge red flag.On a more positive note, there are creative financing approaches out there.

Moving south...here are some quick areas of note: Florence - Centrally located and easily accessible from Eugene.

If you do decide to do mailer(s), then I would advise you to personalize the card and do a handwritten note. 

On a side note, should I contact the DA directly?

Here is a summary of the book.https://www.nateliason.com/notes/long-distance-real-estate-investing-david-greene

But I noted that places like North Tonawanda as @Pravit Jarriyapurttipong mentioned are actually outside of Erie County, it's in Niagara County, which follows the stricter landlord laws as New York State... https://ag.ny.gov/sites/default/files/changes-in-nys-rent-la...Would you recommend sticking to Erie County boundaries for this purpose?

There is also a provision in the promissory note that states in the event of default, we must deliver the property back in the same or better condition from the time of purchase. 2: We will deed the property back to the seller & execute a contract for deed.

Point noted about not being able to underwrite without seeing things in person.

NOTE: There are likely better finance options out there as well.