I'll throw it out there as an option, knowing that no one is really going to take it.Your proposed transaction is low leverage, so very good terms should be available, but FDRs New Deal in the 1930s (which created the kid-friendly home loan ecosystem -- home loans commonly had 10 year balloon payments before that, even if you put 50% down) was only for homes, not for CRE.

Also I made a considerable amount of updates to the houses (it’s two houses on one lot kinda property).

One of the letters I (unknowingly) wrote was to my cousin's wife.

I have one rental property - a house that I used to live in for 5 years.

The third one I always list on is Facebook marketplace.

I hate to be oversimplistic, but if your calendar is not full, it's likely one of those reasons.

They stop paying anything from that point no rent and no bills.

The one place that still imo offers a good combo of being nice, being affordable and having a little upside left imo is the eastern shore of Md, I just bought a flip down there (though it’s pretty hard if not impossible to find great value add even there) but it’s affordable, growing (a lot of people coming from dc, New York, Philly area.) but still not really a big enough market that any major operators are out there yet. 

In my county it's a one page form, takes about 2 minutes to fill out and they charge $15.However, limiting your liability is much more complicated than simply dumping a property in to an LLC.

One other possibility- depending on the seller's situation, maybe they could carry a note for you in the short term with a balloon in six months?