If the Lender cannot prove they have the legal right to foreclose Attorney will pursue a "quiet title" action to remove all debt from the property.

I want to take this minute to thank everyone who waits for us to exit an elevator, steps to the side when we need enough room to pass, does not talk to or try to pet my dog while she is working, and show her the respect she deserves for the life-saving duties she performs.

If I follow their advice, & do their action steps week-by-week, can I expect to be successful at finding properties in my own back yard worth investing in?

Take it a step at a time....I'm sure you'll do well.

Let's take a giant step back-wards.

We are up to 30 units now, so even a $20 gift card plus travel and time OR shipping is $650 plus.Cards alone with stamps is not anywhere near as expensive, maybe $50 - but the time investment should be considered.We have been pondering the benefits of such actions, other than making us feel good.In line with the thinking of some others who have already posted - we spent almost $100k this year in upgrades to our properties: roofs, steps, porches, total rehabs, outside painting, new entry doors, new heating systems (9 units), new trash cans.

Thus we have 9 that we will look at a bit more in depth (and in the real world it will not be 9 out of 100 that are worth pursuing IMHO for a wholesale deal).

After listening to today's talking heads, I wonder if waiting till after Jan 20 wouldn't be the better time-they're suggesting that Obama will take immediate steps to loosen the money given the banks etc for loaning.

So instead you are going to have them step into your shoes and purchase the short sale property direct instead of buying it from you correct?

You are going to need a lawyer to pursue this.