So to go one step further, The key to closing is just finding the best investing strategy that fits the sellers selling situation and effectively present it to them in a way that's basic, explains why it works for them, and feeds their ego when they ask themselves the question "What's in it for me?".

From your "it sat for a while" comment it seems like you may not have accounted for the effect on the value when you started this deal.

It becomes effective the day they sign the lease and we prorate their second months rent payment.

So not overly worried about this.BTW I don't advocate using anything if you can't actually close, I use them for convience and always close.

While all markets are different these trends generally hold to some degree.So, I'd say that national trends of markets is pretty useless to spend time on trying to study them as they don't filter through to your local market and if there is an impact, it's a very long movement for any noticeable effect. :)

Also FHA 203K program is for purchase rehab if you're buying owner occupied.QM or Qualified Mortgage legislation goes into effect Jan 1, 2014 min Fannie/Freddie conventional loans will be 95% LTV.There is a conventional purchase/rehab loan for investors at 75% LTV of as completed value..

This is what you will need for a conventional investment property mortgage 100% for sure.SFR 20% Requires Down2-4 Units Require 25% Down620 Minumum FICO (any open derogatory items must be taken care of)45% DTI requires 6 months PITI reserves45-50% DTI requires 12 months PITI reservesFICO and LTV effect your rate so the more you put down and the higher FICO you have the better interest rate you will receive.

I live at the lake, and no doubt lack of water effects property values here, but city policies also depress values.

So would the isolation of my island effect the number of investors interested in flipping/purchasing real estate?

Well Dangit @Jon Holdman you are a great devils advocate but I've always appreciated your comments.