@William S. have you considered delayed financing if you have the cash to buy these properties?

Hard money can be a good source if all else fails, and high interest rates don't matter if you refi three months later, but the points can shave $4,000 off of your profits.See if the seller can get a friend or family member to loan them $5,000 as a second position note against the house.  

An investment advisor will be very helpful in selecting the cream of the crop.

Imperative to move forward with integrity and ensure the borrower(s)/owner(s) have a full understanding and disclosure of what they are getting themselves into and that they may be able to get more money if they go in a different direction if selling to an investor at a discount. 

You see I am a triathlete and there is nothing I would not do to shave a single second off my swim, bike or run times.  

I'm convinced some people have special connections and get the cream of the crop deals before us normal guys ever even have a prayer at bidding on them.

Using a buyer's agent to get great deals on REO's is like using an oven to store your ice cream (it just doesn't work).

The cream of the crop have great support staff, but you won't usually get much in the way of personal service.

You might be hoping for the "cream of the crop" but might have to accept the "cream of the crap" :)

@Adrien S. have you ever called the PR or do you send a letter?