There is a world of difference between private loans and a hard money lender as well as rates charged.

I know when you purchase a car they tell you not to do it at the same time as buying a house but I don't know if buying out a lease has different affects (since it's a less amount, I've already been making payments, etc.)Any advice would be helpful as this seems to be a situation I can not avoid!

Partner with a builder and split the final sales price based on value difference before and after the buildingLower the price enough to not lose the property when the balloon comes due?

What if a different property is sold; can the loss carryforward from property A somehow offset a capital gain on property B? 

Are you going to stick with out of state flips or take a different route for your next project?

The best thing you can do is drive around at different times of the day and during the week to check it out. 

Overall I know I secured many bookings because I was one of the few whole house listings allowing pets in my market... it made a difference.

@Matt Roth for mailers there are various list providers that provide different filtering options, absentee owner, by county, state, type/size/class of building etc. 

Perhaps I should consider the same state, just a different city?

I am open to many different ideas and opportunities, ultimately I just want a peaceful getaway in the Offseason but a place where for the other ten months of the year could be income generating.