So if your goal is to try to maintain the passive nature of real estate activity, it can backfire on you if you are not a real estate professional.If you are a real estate professional, then you're foregoing the favorable treatment for passive income, capital gains, etc anyway, so an S-Corp is a fairly good setup.  

Because a seller is somewhat familiar with what a Rent To Own is, they are more apt to consider it as a solution to their problems.

Search the web for the Virginia Hardest Hit Fund and do some research and contact them to see if it is a possible solution to cure any default

The right solution will be the one that presents itself to you as simple, just as Rick H. suggests.

They may see you as a reminder of their financial troubles and you have the opportunity to change their mind into seeing you as a solution to their financial troubles.

As for the pee smell, start with a bleach water solution that will usually kill the smell. 

My apologies in advance if a similar post with my question has been posted before and some of you have already posted an answer/solution to this.

@David Rawls and @Jared McCool,There also exists a program for veterans to house them near where they receive treatment for physical and other disabilities.

The Power Brothers came up with a risky, but creative solution that became very successful.

As far as direct mail goes, I'd just touch them with a professional piece that offers a solution to their problem, with some attempt at differentiation (why pick you?).