However, you can refinance into a long-term debt fully stabilized loan at any time.

This typically costs money, maybe $.02 -.10 per record.

Keep in mind that lenders typically won’t fund the land purchase so this will likely have to be done with cash.

There is an amazing difference in knowledge, skill, and experience between long term agents with whom real estate is their career (life) and the agent whose in real estate because he’s a career SALESMAN selling the hottest thing; you know, the guy who’ll be selling oil well drilling participations next year, and advertising services the year after. 

I am sure she is sending him letters (or using other methods to contact him) as well.I'm a small long-term buy-and-hold investor myself, but this property is about 4 hours away from my own market, and would be used personally by my wife and I if we were to acquire it.I'd really like some help from you large operators who work these deals all the time, as to how best make contact with the owner and see if he were interested in selling.  

Investment Info:

Single-family residence buy & hold investment.

Was purchased as our primary residence, then we moved and have been renting it out.

To do that, you'll typically need to serve them (check your state laws), which means you have to find them.Even if you win a judgment, you then have to figure out how to collect.

Numbers in FL are not looking great with insurance/taxes/HOA fees/etc for cash flow but willing to  focus more on just breaking even (or close to even) and having significant long term appreciation.Option 2: take the cash, pay 20% long term capital gains and wait as market continues to dip for a prime buying opportunity.Would greatly appreciate insight/advice from those much more experienced and knowledgeable than myself.

If you were to rent it out long term, that's where you cross the line. 

A faux wood look with an almost black or dark grey siding would help distract the eye.But, all of this costs money, and typically beyond some cleanup and fresh paint, on a rental is the best bang for your buck.