If you buy 30 miles up the road in Baltimore, it's possible to see under 10k movement in 5 years.

You'll need to occasionally clean everything that gets wet, as sunlight and movement burns up free chlorine really fast, and you'll need to do the occasional GFCI reset (your pump should be in one of these or I'd unplug it pronto in a rental) and cleaning of the pump intake. 

I spearheaded the movement to get the devlopment FHA approved so that owner occupant buyers could use FHA financing. 

Guests just aren’t gentle with nonstick, no matter what utensils you provide.

With everything you’ve got going on, I also want to gently throw out turnkey rentals as something to consider.Fix-and-Flips & WholesalingStarting to build your team now (agent, lender, contractor) will put you ahead when the funds from your current deal free up. 

So, that means there is a lot of movement on the list price and do not take that list price at what it is showing if you are looking for a deal.

Which markets are embracing gentle density?

The market is efficient so where illegal immigrants are will causing housing prices to go up which will cause the efficient movement of people to less expensive housing which will cause that housing to go up which will then push people out again. 

The plan isn't based on specific properties, but movement of your cash (liquid and frozen, as in equity). 

You're already doing the hard work getting both sides to the table, and it sounds like you've put in serious effort juggling between the seller and the buyer.If you can gently remind the seller about the 60 days on market and the price cut (without making her defensive), that's smart — it plants the seed that she needs to act now or risk losing even more leverage.