Prospective Tenant also mentioned that he /she has two children that are 17 years old.

The two biggest things that drive the US economy are housing sales and car sales.  

LTV – What’s the difference between the two?

@Ben FrenchYou can find more expensive notes in major cities but two things typically occur with these types of assets.First is you will pay more the note and second is the borrower is significantly more sophisticated and will also employ a legal team and fight you tooth and nail to keep the property if it does have value.

I have great long term tenants in the properties that I manage (different story with the two a PM handles in another market). 

Have you considered creating an investment syndication with you two as General Partners and soliciting Limited Partners from all over the country to fund the purchase/Rehab etc.

But for mom-and-pop set ups -- one or two properties -- the time investment just doesn't seem worth it when you're working full-time and taking care of kids and trying to enjoy the life that REI supposedly allows you to enjoy.

We are actually waterfront to a large creek (small river size).I'm located in Warren, Pennsylvania.Comps sold for ($129,900)/($125,000)/($87,000(needed two new bathrooms))/($114,000)/($225,000)/($103,000).  

What I mean is calling them like traditional agents but offering them two solutions: list with me or maybe I have a buyer who will buy from them.

Next step after the previous two posts is to talk with the owners.