Direct Mail Marketing with a List from Listsource

[Mike Floris]

To all the Listsource Experts out there.  I'm attempting to create a Short Sales List (marketing campaign) via List source.  I want to pull all properties with negative equity (-50% eq and higher), within a certain county.  I'm trying to further refine the list by selecting "Pending Auction Sale" and choosing a date range of 03//2017 thru 12/2017.  The strategy is, the closer they get to the "Auction Sale Date", the more motivated they'll be, when "someone" comes along to make them an offer and start the short sale process. 

The list amounted to a little over 550 leads.  Not a bad starting point, but I was wondering if this is the right approach or am I missing another variable somewhere?  Chime in here and give me your thoughts.  Thanks.