Is there a no win / no fee type of service I should be searching for?   

If you have a solid tenant lined up, like say Bigger Pockets HQ (yes, I put 2 and 2 together there, I'm sure you have too :), or some other business you  or someone you know personally runs, I think it's a no-brainer.

How can we" do this when someone gives a "no" usually gets the creative juices flowing.

It felt like a no-brainer for the value of the land, but being able to utilize a traditional mortgage because there was a clean yet simple 3 bed 2 bath house on the lot made the deal even sweeter!

He might be rehabilitated; but for me, it is a no.

I think its a no brainer on paper. only you know the local market, will it lease?

Since I don't have that requirement, I attract many potential tenants eager to physically see a property before investing 25 minutes online and spending $25-$50 only to be disappointed by a no-show agent, which can feel like being scammed.I keep the showing process short and straightforward, lowering the barrier for more applicants in my pipeline that I can potentially approve!

A Mortgagee nor a Deed of Trust Trustee carries out the auction themselves.The result of the auction is (a) no bid exceeds the minimal amount of reserve to the Mortgagee thus the Mortgage/DOT will be extinguished and the Mortgagee will receive title to the real property, (b) a bid is sufficient to exceed the minimal amount of reserves to the Mortgagee thus the Mortgagee's debt is paid, extinguished and title passes to the bidder who made said bid.

@Jeremy Hartwig  As part of your due diligence, you may want to consider doing a no-cost estimate/pre-analysis of the potential tax benefits available.

With the removal of the capital gains tax it seems like a "no brainer"!