Loudonville is a small town (pop. 2500).  

Ticor, Fidelity Fatcoetc etc. its only on the East side were you have all these little mom and pop closers were you really need to watch out. or the off shore companies that have taken the business to India.. these are frustration as well

The Quick Recipe We Used in Our Kitchen-Light Quartz Countertops-Porcelain Mosaic Backsplash (in a complementary color)-With Dark Wood Shaker Style Cabinets (for contrast)-A Fabulous Shiny Faucet (for pop)-Color Pendants (for more Pop)-Stainless Steel Appliances-Vinyl Floors (yes, vinyl!)

There are dozens of "mom & pop" MFH owners out there that are aging and tired of owning their properties and have considered selling in the back of their mind.  

Our customer base would be of better quality if we did.Our business would benefit if the industry actually established consistent operation practices and we got rid of all the mom and pop hobby landlords.

Be open about what you want to do with your friends and family and see who pops up.

The thing is, the automatic listings being sent to me by a Realtor also showed this same property pop up on 10/4, not 9/30 when the printed listing says. 

After my inquiry, they realized that the home was "forgotten" and never given back to Wells Fargo. 1 week after my call, the house popped up at Auction.com and I got a contract on it via Pre-Auction bid. 

@Mike Reynolds I saw this old post pop up.

Take Mom & Pop and your friends and go shopping...look at tiles, and light fixtures and your new furniture and all that fun stuff.Leave the stress with the realtors and attorneys and just enjoy the ride.