We even have a buyer.This was a first for us and honestly, because we get to know our borrowers well, we got choked up over his personal mess.

Solid post and would agree with everything - but the last one - "Local or National Expert" - I do think there is still value here but I would say this is the one area that is being I'd argue reduced in importance via technology and ability to reach people digitally and remotely - but like you said, its really more important for people trying to scale - where if its your first or second, local probably makes a lot of sense

Lastly, is anyone interested?

Look for properties that have changed hands in the last 2 years preferably with a stepped up basis.  

So maybe cover that In your agreement as well.   

Once you figure out what type of property you are looking for, laying out the repayment period for investors will help as well.

Last option, moving to Houston where houses are cheaper but don’t seem to appreciate as well, taxes and insurance seem higher and cut into the profits.

I think there should be a search tab for them as well.

I've been working in the Phoenix area for the last two years in the data center world.

Lastly, try to think of different ways you can add value to that person.