I am not an attorney and do not know legal advice.In my state if proper foreclosure procedures weren't followed and proper notice given the judge can rule the foreclosure invalid and null and void.This happens also when a borrower files BK at the last hour and the lender gets the notice but does not process it in time etc.In these case the automatic stay would make the auction sale null and void.So it just depends on the circumstances of the individual case and what was done and not done.

I looked at about a dozen of deals posted on the website last month, which were either pre-foreclosure or ROE, only to find out that they have already been through the entire foreclosure procedure and put on the market at market price, and some already been sold.

Make sure you find an agent who knows the procedures for each of these municipalities well, otherwise the process will be a nightmare.Best of luck!

And under Revenue Procedure 2010-13, you can make the election retroactively (typically requires amending a tax return just for the election).Disallowed losses prior to grouping your rental activities together are suspended if you also claim the real estate professional designation with material participation.

I do the standard procedure of 3 month bank statement, credit score, and income verification, but I also follow my gut and listen to my inner voice when selecting tenants for my properties.

We still have TV ads running by law firms about foreclosure matters, unheard of five years ago.Dion, you brought up valid concerns but there is another point, the procedure of any lender in trying to obtain a DIL.It's been mentioned here that "lenders" or transactions are being done with advanced agreements to obtain a DIL.

The manager has started a new procedure where he sends an inspector to create a video for the annual inspection and then posts them to youtube.

That is part of the move in make ready procedure for me, with the exception of exteriors in freezing weather. 

You said that treated should not be painted -- manufacturers in fact allow painting  if procedures are followed, including adequate drying time.    

For those that do not have this in their jurisdiction, a POS inspection is the municipalities procedure / opportunity to make sure the building is up to 'code', note any violations and hopefully get them fixed.