I know this may sound simple and unorthodox, but I think you should try to BRRRR as much as possible.

these investors were all chasing easy OOS cash flow:https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/52/topics/1010977-12-00...if you're serious on investing in an OOS market i'd pick one, get to know it, go to it in person, and build a team, and then determine what would you need to do to get a good return in that market. 

I'll keep this short and simple.

Pick your poison?

Pick one, but pull the trigger.

You better reach out to them days before the auction and give them a simple choice: allow foreclosure sale  to occur or allow you to take it over from them, with equity justifying your purchase.    

Because, the lender is entitled to know what risk they are taking with their money.That being said, on seller financing, if someone gets sued and loses, the lien/judgement can be filed at the county, (it's not automatic, someone has to prepare and send the paperwork) which the bureaus will pick it up on producing a credit report.

I think you'll see things pick up in January.Some other tips:1. put the toilet lid down.2.

Simple, reasonable action and patience. 

I thought it would be fun to start a thread where we can share our craziest fix-and-flip stories, biggest "oops" moments, and the golden nuggets of wisdom we've picked up along the way.