Where do I find pre-foreclosure list brokers?

[Andrew Smith]

I have my post cards (specifically marketing to people facing foreclosure) just about ready to print, but I have no where to send them! Are there companies that can provide me with a list specifically of houses with missed mortgage payments that are about to enter or are in the beginning stages of foreclosure? Thank you in advance!

[Laura Alamery]

@Andrew Smith I personally do not like to purchase lists per se. They are heavily used by a lot of investors and a lot of potential deals fall through the cracks. 

Find out from your county where you can access the database of all the Notices of Defaults (I found this link for Delton County, for example: http://dentoncounty.com/Departments/County-Clerk/F...). If they publish in a legal paper or some online database, you can access the information digitally (legal papers have also online subscriptions,) and sort the data by zip code, foreclosure date, etc.

Once you have the information, call the owner, followed by an email and last a letter. Nowadays you need to be a little more pro-active than just sending a letter or card. It is much more cost effective and a higher response rate. I use WhitePages Premium. I get phone numbers and emails - out of 10 leads I can reach at least 6 via phone. 

You can hire a virtual assistant to help you assemble the data on worksheets and all you do is call (Tuesday through Thursday between 6pm and 7:30pm is my "window".)

It's a process and more work (which you can have a virtual assistant do,) but if you follow this process and contact at least 10 people a day, you will have a deal under contract in days and several deals the first month under contract.

I can statistically prove it :) and I have a lot of investors/students in Texas who are being very successful doing just the steps I outlined.