Best to give them formal notice. 

Important to note that you don't have to go under contract or even make an offer in that time; you just need to formally list a few properties that you would consider buying in your 1031. 

Unfortunately, it appears that your contact details might have changed, impeding our attempts to reconnect.Regarding the course foundation, while formal MLS access is traditionally acquired by a licensed Realtor, it’s essential to note that there are diverse pathways available to gain access, ensuring that your ability to close deals isn’t solely dependent on it.

Since California is arguably the most judicially bound foreclosure state in the nation it makes sense that any departures of current HUD policies would originate in Cali.Greg - ever seen this situation before?     

It may require a formal court petition.There are most likely heirs, you just didn't go deep enough with ancestry to determine who they are.

After 2 months we send them to a formal collections company to attempt to collect.

For extra formality, put it on a nice document with your letterhead.Re: Non-Binding Letter of Intent to Purchase Real Property Located at [Property Address]Dear [Recipient's Name]:This non-binding Letter of Intent ("LOI") is submitted by [Your Name] (the "Buyer") to [Recipient's Name] (the "Seller") with the intention of setting forth certain preliminary terms and conditions for the proposed acquisition of the real property located at [Property Address], inclusive of all improvements, appurtenances, and fixtures thereon (the "Property").Purchase PriceThe Buyer hereby proposes to purchase the Property for a total consideration of $[Amount] (the "Purchase Price"), which shall be subject to adjustment based on the results of the due diligence investigations and final negotiations.Earnest Money DepositContingent upon the execution of a definitive Purchase and Sale Agreement (the "PSA"), the Buyer shall deposit earnest money in the amount of $[Amount] (the "Earnest Money") into an escrow account designated by the mutual agreement of the parties.

I'm not trying to rain on anybody's parade, but anyone who follows advice that is that general in nature and tries to do one of these, by advice from a post on a forum, is sure to find themselves discussing the deal with a nasty attorney on the other side of the transaction and in a very formal setting called a court room.I can not tell someone that you can climb into a piper airplane, put the key in the ignition and hit the gas and you will be flying.

We had an advantage because not many people that we found had an actual formal credit background.

While this is limited to non judicial foreclosures, its still a concern.