It has taken four months.Unfortunately, when probate is involved, the process can absolutely drag out.

Depending on how risk adverse you are, going out of state can make sense, but I always recommend investing in your backyard (or at least being driving distance). 

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

In-person interactions are great for building trust with potential investors.Real Estate Platforms:BiggerPockets: A robust platform for connecting with private lenders and investors.Fund That Flip, PeerStreet, Groundfloor: Online platforms connecting investors with real estate projects.Social Media Groups: Facebook and LinkedIn groups dedicated to real estate investing often have private investors or lenders looking to connect.Personal Network: Often overlooked, but friends, family, and colleagues may know individuals interested in investing.Private Money Brokers: If you're working on wholesaling deals, you may find brokers who have established relationships with private money lenders.Real Estate Agents: Some agents have connections with private investors, especially those focused on investment properties.For your 50% LTV, it's good to approach investors who may be interested in lower-risk, high-equity deals.

I am leaning toward removal because the floor is run down, the risk of increased pests or feral cats, and there is already a storage closet off the patio.

With your first investment, you want to try and minimize risk as much as possible.

To the OP, if you can house hack in your local area, that would reduce the risk of investing in a far away market. 

I’ve been involved in real estate investing for over 30 years, so if you ever have any questions or need guidance, feel free to reach out.

The properties have unique advantages accruable to an investor who is willing to do their homework and take calculated risks.

It’s a low-risk entry into real estate with built-in cash flow potential.