Thus, when a foreclosure sale is held, you can set the bid amount up to the amount of the total debt, which would likely increase from 80K to include the legal fees, receivership costs(we suggest 5 - 10% of the rents collected), repair costs, additional accrued interest, minus rents collected.

Any other suggestions -- what about Detroit, MI?

At a minimum I'd suggest $100,000 cash.

I suggest a neutral tone when you send your letter and hope for the best.

The rental market is already showing signs of recovery:Spring Is Coming: Historically, the rental market picks up momentum in the spring as tenants prepare to move during warmer months or ahead of the school year.Early 2025 Trends Are Positive: In just the first week of January, we’ve seen a dramatic increase in rental applications, suggesting pent-up demand from renters who delayed their searches in November and December.What Landlords Can Do NowTo make the most of this recovery, consider:Refreshing Your Listings: Update your photos, descriptions, and pricing to ensure your properties stand out.Offering Incentives: Temporary discounts or move-in bonuses can help fill vacancies quickly.Being Patient: The market is already bouncing back, so don’t panic if your property takes a bit longer to lease than usual.What’s been your experience?

A few things I’d suggest as a local investor:Know Your Markets: New England is a mix of urban, suburban, and rural areas with very different dynamics.

I'm seeing a bit of data from Insurance.com and NerdWallet that suggests Oklahoma has the worst insurance prices in the nation.

Any suggestion on MHP funds that have long proven track records? 

Very good point.In the case of Arizona, I have been unable to locate any state law / code that suggests Arizona may have additional regulations. 

I am completely open to suggestions!