He left behind some personal items and took a few of ours (it was partially furnished). 

In many ways it's personal preference and where you can find a good deal...off-market or creative financing is the best in FL right now, otherwise the numbers don't pencil well. 

I am a Real Estate Agent and investor based in Columbus but I personally grew up in Cleveland. 

I personally have bought notes from two different HMLs on BP, and have had all interest paid, and all capital returned on loans that have reached maturity so far. 

As far as I am aware you can rent by the room in phoenix, I am not aware of any unrelated persons ordinances but you can check with your municipality they are usually starting at > 3 people that is what I believe would limit rent by the room.

I do believe for what you clarified from your original post that breaking even is okay and you'll be using it for personal use that you can do this. 

You need some kind of point person.

I am wanting to purchase land and build a small cabin to STR (& personal use) in the North GA Market. 

Your script or simply guidelines for starting a call should be geared to solving a problem the seller may have . . . needs to sell, may want to sell but had not considered the options, etc.Best advice is to be honest with yourself as to what you are looking for - a flip, a buy-&-hold, a wholesale - and approach the seller with a sincere opening explaining who you are what you are bringing to the table. 

If in-person, where are you located?