So I am in PA which is a judicial foreclosure state; this post is not specifically advice for the OP, but generic for anyone reading along to learn more.At a recent meeting of my DIG REIA subgroup, I  hosted an attorney whose practice is in sheriff sales; information here was part of his presentation on sheriff sales in PA.Avoid buying occupied properties; prefer vacant ones.If you are looking at a property that is occupied, look at the entries in the foreclosure lawsuit docket.

Not foolproof or anything, but at first glance I appear encumbered.Years back I established a very generic sounding S-corp as my personal PM co. 

The residential lease doesn't really work for the commercial tenant though.Does anybody have a generic office lease they use? 

My best answer is generic - talk to more people in every category.

I’m wondering if anyone has some tips or generic templates on what exactly to say in a direct mail letter.

Generic ballpark. 

I haven't gone through any of his formal trainings however.Final thought: if you are actually planning on investing in real-estate and paying for mentorship, make sure that you are getting actual coaching on YOUR SPECIFIC DEALS and not just generic education.

I like LLCs better for my passive commercial holds only, personally.My reasons for having the mgt corp were for anonymity (it has a very generic name) to pay rents to, credibility (new applicants are more ok giving my corp holding monies), having a 'bad guy' I have to check with for tenant requests, ease of p&l/bookkeeping, 1 place to receive all 1099s for HUD and agency pays, one mileage platform to record on (not every property), retirement account options, a way to obtain health insurance if needed, etc.  

The landlord forum is for generic tenant issues.  

These generic national programs will never teach you the details and what you really need to know for your state.