I received a banned message in red. could you help me @Mindy Jensen .  

As a new member, I impressed and grateful to receive the information!

I suspect most who requested cash for keys had previously received cash for keys.What I do instead is explain:- the housing shortage in my market and that an eviction will forever make it difficult to find a quality rental in this market. - I will ding their credit such that all credit cards and other debt will cost them more.- I will keep their security deposit for funds owed.- I will do my best to garnish future wages until their debt to me is paid in full.This has worked 100% time so far.  

I too have received my recent assessments for two G.R.

So regardless of "sentiment" towards out-of-state investors you may have received from your work colleague its incorrect. 

You have received a lot of advice here already. 

The mailers I receive for my properties are not of a high enough quality, to make me believe the sender understands what gets a recipient to even open or read the mailer, let alone respond. 

The borrower MUST receive something of value for the deed in lieu, agreeing not to foreclose immediately and giving the borrower time to reinstate, or providing a modification, is that something of value.I need to clarify that these notes are commercial and investment property, so do not have to comply with residential lending requirements.With a deed in lieu there is no foreclosure, judicial or non judicial.  

Not legal or tax advice, but I think every subject to purchase should include a wrap mortgage so that you create notes receivable income.

I understand this is not a requirement, but I have never received a damaged unit from an inherited tenant or any legal issues.