Although you live miles away, plan a business trip to the area and maybe hire a local attorney to help you track down the owner or owner's relatives and make an offer.  

Quote from @Robert Ellis:  stop being so patient and take control of your site get a lawyer stop letting these guys push you around. if you need help give me a message I'll call them up and see why they are stringing you along Appreciate your offer Robert and offering to help :) 

HI Rey,Another option of something to offer them is that you'll cover up to a certain amount and any overage, they will pay.

As an LP in a syndication with two (let's call them) identical offerings in terms of asset type, business plan, submarket, asset size, projected returns, fees, waterfall, etc.  

Although you can get those wrapped into the loan by making an offer with seller closing credit. 6 months of reserves is a very comfortable cushion to have.

Leverage also offers flexibility.

Each city in Ohio offers it's own pro's and cons when it comes to investing.

The borrower needed $65,000 and was offering a 25% flat rate.

Solo 401kProhibited transactions Disqualified partiesNon-recourse lenders I would start here ^^ Thank you Brett for the resource! 

I forget the seller's story, but essentially a purchase offer would have been ~$70-75K with a $30-40K rehab IIRC.