Be persistent with mail and try sending out volumes of mail every month and you could start with 1k and move slowly to 5k mailers.The mailer rate in the land space is getting saturated, so you may hit mailers of 5k and not get a single deal.

I would have hired a junk haul person to do the clean out instead of my contractor.

The debt went away initially (foreshadowing...).Fast forward about 2 months and I get a notice in the mail for 6 months of assessments from before my ownership. 

If the buyer pays his commission - the offer would be a low ball.Tell him to get a hike...this is no different than mail you are getting all the time:"I have prequalified buyer - just need a house to show"After you list it- it's exclusive with this agent.

So when the foreclosure is attempted they end up getting cancelled and it creates the Zombie foreclosure.What would be interesting is finding a way to easily locate a list of zombie foreclosures.John I had my first one as well. got contacted and owner said bank just mailed the deed.. saying they delayed foreclosure to long.. the seller was about to lose it in 48 hours at tax sale  so I cured that.. and then did a JV with him taxs were 20 some grand.. 

My first deal came from the thousands of postcards that I mailed out to private note sellers in TX.

I would trash it in my mail.  2.  

When you mail postcards, you short-target only those homes you like and you write something different depending on where it is so you can connect.

Because later, you can easily use it as your mailing list!

I'm on Lane Kawaoka's e-mail list and I always think about striking out for something, but wondering if its worth it or if it can turn into a house of cards...