I certainly dont want to burst anyone's bubble nor defend the folks you used however the Pre-foreclosure list is a tough list to send to and the absentee list is very much overused and frankly used incorrectly... 

The current loan balance and prepayment penalty shall be deducted from sale proceeds and if there is an escrow shortage same shall be charged to Seller at closing.5.The Borrower/Seller shall indemnify, defend and hold harmless the buyer and all persons or assigns, regardless of responsibility, from all costs, expenses, suits, liabilities, damages, attorney fees and claims of every type, including but not limited to those arising out of injury to any person, or damage to any real or personal property to any person, including the borrower and said financial institution, for; (i) any items resulting from the buyer buying the property, (ii) information furnished by the borrower or (iii) those items relating to the financial information, or (iv) the ability or inability to pay for or continue to support the debt of which the buyer is agreeing to. 

The Borrower/Seller shall indemnify, defend and hold harmless the buyer and all persons or assigns, regardless of responsibility, from all costs, expenses, suits, liabilities, damages, attorney fees and claims of every type, including but not limited to those arising out of injury to any person, or damage to any real or personal property to any person, including the borrower and said financial institution, for; (i) any items resulting from the buyer buying the property, (ii) information furnished by the borrower or (iii) those items relating to the financial information, or (iv) the ability or inability to pay for or continue to support the debt of which the buyer is agreeing to.

I was hoping to get some valuable conversation out of this thread but instead I have spent my time defending myself.

However what does matter is defending the idea of difference.

@Joe Gore Joe the only way the defendant could get a default judgment is if he countersued and the plaintiff failed to show.

Otherwise, you have an agent taking advantage of you, period.Anyone who tries to defend this act is either a Realtor themselves or doesn't comprehend the true business of Real Estate from an investor's stand point, especially someone who is starting out and/green.

The Trustee shall not be required to convey or otherwise deal with the Trust property as long as any money is due to the Trustee under this Agreement; nor shall the Trustee be required to advance or pay out any money on account of this Trust or to prosecute or defend any legal proceedings involving this Trust or any property or interest under this Agreement unless he shall be furnished with sufficient funds or be indemnified to his satisfaction. 20.

Even if you did everything right, defending yourself against the SEC can break the bank.

Lloyd I am in no way defending him. blowing off appointments is not right.I was more curious as to where you were getting stuck..