Google your subject line.

I also frequent Caza in Reston.  

In Florida I would get licensedLearn creative financing as in subject to, lease options, wraparound mortgages, installment sales on free and clear housesNo banks no creditLearn how to ask good questions with sellers@Debra Mittleman

This often may be an intensely heated subject.

There is a few steps involved and there are literally books written on these subjects so I am not going to even attempt to tell you what all needs to be done.

So if you've found a way to do this and still create a solid long-term plan for yourselves I'd love to hear more of your thoughts on the subject. 

As a realtor you can arrange short sales, do subject to existing mortgage, if the balance is low enough offer to pay it off and lease purchase back to the owner of Record.  

Well if the subject property is in inferior condition, (which investment properties usually are), then 5% off the lowest comp doesn't make much sense. 

The appraiser used homes that were 2-4 miles away from the subject property - in Montgomery, AL that is a long distance and the neighborhoods are not comparable.  

His book is probably the most comprehensive ever written on the subject.