Listen to the seller and clue in on the reason they are selling.if she won't call back or answer your calls, send a nice letter apologizing (if you think you have some to apologize for) or just something saying "thank you for your time, i would still like to talk to about the sale of your home"....maybe a thank you card for her time and consideration......a gift card or offer to sit and buy her a cup of coffee...... again trying to resolve any issues that may lead to you closing this deal....you worked hard for this lead (i presume) dont just give up!....

Nice negotiation!

These people looked very nice when you will buy properties from them but they had a face turn when we went after them for solution. 

The floors are fairly nice but there are 3 large areas right in the middle of the living room and dining room where wood was replaced with sub flooring.

Not every house purchase needs to be a house hack and making a little extra on the land could just be a nice bonus for living where you want to live. 

Nice name by the way....

To clarify "on purpose" I bought a home in Fort Branch and lived there 4 years and then sold it for a pretty nice profit but it was never an "investment". 

We also refinished the tub.Opened up the wall between the living room and dining room area.Repaired siding and added vinyl soffit.Custom built shutters to match the rest of the house.Made the patio into a nice space.

At this point, the HELOC isn't urgent, but would be nice to have in case I needed it for a future opportunity.

Thanks all for the advice - I was more interested in where this lands from a responsibility standpoint and from what I'm reading this feels more landlord than the tenant if the tenant feels the need to call it in.Thank you for the comments on self-managing, it would be nice if I was local and could simply drive out and do that, but alas I am half a country away and the PM reduces my headaches.