I know there is no short cut to this and it's a trial and error process but I just thought it wouldn't hurt to ask.

I am fairly competent with internet search and have no trouble finding other companies offering the service, but I would rather not proceed on a trial and error basis. 

I am still in a trial with Unbounce and it's pretty robust but there are many others (KickOffLabs, InstaPages, etc).

Every site I have found that says free forclosure list ends up costing a $1 or it has a fifteen day free trial then I am automatically charged $30 to $40 a month.  

Here is the link: http://www.prospectnow.com/Don Konipol, I just signed up for the trial period, and am just familiarizing myself with it's functions.

Generally the first step the lender wants is to look at a temporary forbearance and repayment plan for short term problems.Then if the problem isn't temporary then they will look at a trial loan mod.Usually the trial loan mod is for 3 months and if you complete that then they will look at a permanent loan mod which is much harder to qualify for.Only about 10 % get a permanent mod.If you can't get a permanent mod then they want you to list as a short sale usually for 90 days.The short sale really doesn't do anything for the owner who wants to stay.Some list anyway and then reject any offers that come in.Then after that the bank will look at a DIL (deed in lieu) or foreclose on the property as a last resort.The DIL sometimes they will give you cash for signing away the property to them instead of foreclosing.Even if you do a DIL or the lender forecloses some banks are renting back the properties to the former owners.They would rather them live in the banks property for cheap then the property be vacant and get vandalized.The losses can be much more to the bank if vacant.As a last resort you could file BK and force the bank not to foreclose and then add in your back payments owed to your chapter 13 repayment plan.If you stop paying the plan however the lender can motion for an automatic release of stay on the property or if you pay the bk plan but not make the regular mortgage payment.This is not legal advice.Every situation is different by state,loan type,servicer and borrower circumstances.

Naga: wish I could impart some magic advice but I found my handy man through trial and error and referrals from from contacts I made while visiting the community.

If she wants to stay a perm loan mod might be the best way to go.Lenders start them off with 3 month trial mods and then give permanent mods but take a long time.Perm mods only happen 10% of the time and this seller might not have the mental toughness to stick it through.Another option for her is chapter 13 and possibly "lien stripping" the second.She would not to talk to a BK attorney about that.If she does not want to stay at all then the "short sale" is the option.Make sure the husband doesn't have to sign off on it as they will usually be spiteful just to get back at the former spouse and not respond to request for signatures or financials the lender asks for.As you are a wholesaler though I don't see money in this for you.The bank will want the property listed with an agent for sale to try to get the highest price.The second will want money to go away and the first usually offers 1,000 or just forecloses but might offer more if the foreclosure process is long and costs a bunch of money and values are declining for the area each month.It could get way more complicated then I am describing on these.Sounds like you need to look at other deals.What I am surprised at is how you think there are a bunch of properties with equity sitting around.Many of these people refied during the boom times.They were buying houses and using as atm's as the values went up and up.The lender would go to 120% because the thought was the value would catch up with the loan as the market went up so there was ZERO RISK.We all know the answer to what happened with that thought process.

After all is said and done and no wrongdoing can be proved, you have still been on trial in the court of public scrutiny and convicted as greedy and self serving.If it were me, owning it for a bit, a coat of paint, some landscape, good to go.

We alos have a 2nd with HFC.9 months ago BOA put us on a 3 month trial payment plan with payments that are higher than our mortgage was!?