The loan on that property was 1 million, it is a bed and breakfast on 60+ acres of vineyard and is an active winery.

She seemed to encourage me to actively seek a new tenant as its seems that the rent commitment is weighing on her.

I have zero interest in having anything that requires active management.

I have been actively searching for a site that we could develop and put 800 to 1200 sq. ft homes.

I typically use this strategy for my clients who are able to deduct rental activities as passive investments and the accelerated deprecation does not put them over the threshold for the passive loss limitations.

The bank was going to foreclose but stopped because the owner is active military.

If urban to suburban over 1 mile is not an accurate comp.In fact when I do BPO's for banks and mills they want usually within 3 miles for rural and sometimes up to 5 mile radius or less.Suburban usually 1/2 mile or less but up to 1 mile in certain circumstances.In Urban core they want 1/4 mile or less.The BPO companies and their clients feel even if a comp doesn't match up that's close they would rather have me make adjustments than go to far out of area where they believe the comps do not match to the subject.So I would re-look closely at comps and try to find better ones that are closer.Example if you can only find solds 1 mile away for 180,000 but no solds near you but actives for 150,000 then the 150,000 or less carries much more weight.The buyers are giving with the data that they will choose to pay more for a similar property in a nicer area and pass over the actives where you are willing to purchase.

Unfortunately there are three different Home Depots I frequent and I'm not sure how to set a reminder that will activate when I get to any one of them.

Whichever you choose, I suggest you start by getting educated in that field starting right here on BP, then perhaps with an experienced investor in your area who is actively and successfully doing it!

For others, it would seem helpful to talk to being tied into a network of note brokers, having a sizable group of other active lenders, etc., though with no assurance of course that they'll recapture their investment at par.2.