But I would also like for you to observe the amount of time and effort I am putting in on this deal so in the future, we can revisit the "labor" portion on our next deal."   

They provide observations and insight you may miss, and if you are really pleased with them, they will be part of your team for a long while.Good Luck with your search. 

Does your PM firm retain any part of that fee, or does it all pass on to the owner?

What you do is sell them on a promissory note and retain the title as the lienholder until the note is paid off.

I appreciate the insight about your area and what you've observed with bookings for 2023.

As long as the sale has not taken place you or anyone else can purchase the property and have the loan paid off out of the purchase proceeds.North Carolina is unique in that there is a 10 day redemption period after the foreclosure sale so that the debtor can still pay off the property and retain ownership if the debt is paid off within 10 days of the actual sale.I don't know if the deal is worth persuing for you, but if it is you would be best advised to spend $300 or so for the advice of an attorney specializing in North Carolina real estate law.As a side note, even if you can not close before the foreclosure sale, all is not lost.

Specifically, a number of junior liens will also be extinguished by the judicial nature of this sale; the judicial order will specify that the liens junior to the tax lien position will be extinguished, where the county has the power to do so (so an IRS lien will still retain redemption rights since the county can't usurp Federal gov't rights, but a mortgage lien will be released).Next, let's talk "eviction".

Listsource seems to be the most popular choice (based solely on the conversations I observe here on BP), but there are a TON of other ways to get lists (some of which can result in better, more current information).

Default and Attorney's Fees: If Buyer defaults on this agreement, all deposits will be retained by the Seller as full settlement of any claim, whereuponBuyer and Seller will be relieved of all obligations under this agreement.

In my experience police do not make a habit of stopping at law abiding citizens homes and observing what those folks are doing.