I recently stumbled upon this email that informs me of national real estate trends and it has helped me sound smarter in front of my clients. 

You can get top dollar likely, but it still needs to be reasonable and comparable. if it’s a declining town with not many attractions or amenities, then it’s likely there’s no rentals available because nobody wants to live there. mot sounds like you may be describing more situation #1, in which case it’s a ripe opportunity if you can get a deal on a property

It sounds like you have already spoken with some commercial lenders....so let's broaden our scope here. 

Sounds great @Jake Winters I'll send you my email.

The Sunday beach exit traffic is very bad and this is the most effective plan. 

Okay, yeah as a new investor that sounds a bit scary and risky.

Angie,This sounds very intriguing.

It sounds like unconventional lending and partners seems to be my best bet but I would love some more input from the community!

I haven't heard of this practice, sounds interesting....

@David Vaughn - Sounds like this deal works very well in the first five years, but then does not cash flow well after Year 5, I assume because of some reset in the interest rate on the loan.