We currently have 2 properties in SC and the non-resident taxes are definitely cutting into our ROI.

My wife and I started a non-profit charitable organization in 2017 in honor of our daughter who passed away from a congenital heart disease. 

For example if you targeted that same absentee, high equity, list, but narrowed it to folks who purchased from 2008-2012, your message could focus on how they can now cash in on their amazing market timing, and how you can help them do that quickly and easily without having to evict tenants, clean the property, hire an agent, etc.

It's non refundable.

Once you get a deed from one heir, you can file a partition suit to clean up the rest. 

@Phillip Syrios - last year when we staged our personal residence, the staging company suggested the Limoncello wallflowers from Bath and Body works http://www.bathandbodyworks.com/p/limoncello-wallf...Very subtle but also light and clean smelling

Lastly, shop a few banks (your broker should be able to tell you which banks are the most competitive in your market) as they will each have different requirements, rates and fees (some will be non recourse others will want personal guarantees).   

When calculating my cash on cash, I like to include the NRRC - non recurring costs, such as the lender, title, and appraisal fees, since those are sunk costs.

They clean up the houses as best they can. 

I've heard story of people who held onto a buy and hold, complained about negative cashflow from raising cost and rent not adjusting to how they like it non-stop, but also doesn't want to sell because they like the appreciation (dead equity as some may call) and find it a hassle or just don't know what to do.