The issue is that these private sales get so much attention the seller doesn't have time to filter out the gold from the **** and doesn't give me the light of day.Is my best approach to write a Letter of Intent or straight up an offer letter subject to everything under the sun?

A possible alternative would be to scratch the reserve and have all available dollars working for you - and budget in an extra amount for r&m (repairs and maintenance, for those new readers out there).

I think one comment you made that's important to pay attention to is "...allow us to retire from our current jobs and have more time and freedom to enjoy life..."

Or, do you mind having an involved owner that pays attention and understands the market and industry?

We had heard some advice that by announcing the home for rent we could gauge the interest and gather info on what sites attracted more attention.

I'm heading there to check it out tomorrow (2.5hr one way) and want to know if there is anything I should really pay attention to while I get my eyes on this property for the first time.  

This isn't worth your time or attention.

Yes its Esri, I got a little excited and wasnt paying attention to detail.

This gets attention right away.

So be wise, make your money and just pay attention to what's going on.