There are also pockets in the area where appreciation is possible, too.I've never seen the statistics published, but my guess is that there are thousands of own-of-town investors, many of whom are from around the world, invested in the Memphis market.  

I can assure you that there's nothing in real estate that you're going to do that's truly new.You are really discussing two, very different strategies.Marketing to surviving family members of deceased persons requires identifying the opportunity by a published obit, matching the data with record owners and contacting the heirs and beneficiaries. 

It is my understanding banks are trying to reduce their REOs.Robert,What I write below will apply when the lender is trying to get "made whole" to the maximum dollar amount; when that is the case, the lender's bid can easily exceed the published debt / judgment.

As this is public record often the county publishes the information online.

I am looking to invest in some real estate and maybe make a life of it   I have read 2 of the books published by Bigger Pockets and have become increasing interested in the value of every property   For sale or not!  

Just make sure you meet the Arizona publication requirement (publish your Articles in a newspaper of general circulation in the county where you do business, for three consecutive publications within 60 days of approval).

I also want to get it before it gets published. :)  ARV is probably 85-95K.

Publish a book on how to create a better life, business, or world.4.

The rule also provides that the unlicensed individual performing the permitted activities listed in this rule must work under the supervision of a broker and his/her compensation must be primarily on a salaried or hourly basis.Under this rule, the duties an unlicensed employee can perform when working with residential rental property are the following: maintenanceclerical or administrative supportcollect or accept rents and/or security deposits which are made payable to the owner or real estate brokerageexhibit or show residential rental units to prospective tenantsfurnish published information regarding the propertysupply applications and leasesreceive applications and leases for submission to the owner or broker for approvalThe rule provides that an unlicensed employee may not perform the following duties: negotiate contracts or leasesdeviate from the rental price and/or other terms and conditions previously established by the owner or broker when providing information to prospective tenantsapprove rental applications or leasessettle or arrange the terms and conditions of a lease on behalf of the owner or brokeroffer inducements to prospective tenants unless they are previously advertised or arranged with the owner or brokerinterpret or provide their opinion concerning the terms or conditions of a leaseindicate to the public that he is in a position of authority which has the ultimate managerial responsibility of the rental propertyIt’s clear that a brokerage employee can perform many clerical and administrative functions without holding a real estate license.

I would suggest you either prescreen people a bit over the phone before scheduling a showing time (asking questions about pets, income, and credit score eliminates 75% of the callers right there) and then confirming with them an hour or so before the showing (tell people if you can't reach them to confirm an hour before the showing time, the showing is cancelled), or, just publish a rental open house times like 7-9pm Wednesday night and 11-1pm Saturdays.