I'll start with a few, in the Pa market where we are currently flipping, we use, the MLS, auction websites, and a wholesaler.In NY where we sell real estate we use direct mail, other realtors, and networking.

This prevents any accusations of me stealing money from a tenant or messing up their payment schedule.You could give your tenants a deposit slip and they can set up direct deposit or deposit the payment manually at your bank.  

Ray,If and only if the property cashflows, then approach the owner directly and tell them what you want to do.It will either fly or not.

In fact travelling escrow will come to you direct.

I have not done divorces directly but have plenty of experience with the effects of divorce on real estate holdings and obligations. 

If you subcontract direct, you are much lower on the priority scale of getting the work completed. 

I do not believe race is in any way involved, however this information helps to explain why there has been a lack of direct communication between myself and the other tenants.In the ten years I have lived here there haven't been any arguments, disputes, or angry interactions with anyone here.

Better to have fixed rate long term debt.Which direction you choose to go on your refinance really depends on your risk tolerance.   

I'd be happy to point you in the right direction if you are interested, private message me.

Do you use direct mail marketing ?