Subsequent conversion of a purchase lead to a listing might put this in question, however.

A subsequent foreclosure hits previous owner's (seller) credit new owners (you) credit, I get that, and I guess the possibility of foreclosure disclosed in the purchase agreement relives you of responsibility to pay debts as new owner?

Moreover, @Jerry Puckett has advised that each subsequent mailer build on previous mailers (e.g. second mailer says "I have contacted you a few weeks back...").

My question is this: those of you who have successfully sent direct mail, received a response, got a contact, and subsequently completed your chosen exit strategy - what are some of the reasons the sellers were willing to sell?

Another property I showed and almost sold had a murder-suicide from the late 1970s but then another subsequent suicide in the basement recently.

It would make sense to use an Insurance Company that is Mutual, Participative and Non-Direct Recognition ( I would highly recommend one company) to maximize the performance of the cash value and subsequent use as collateral for any purpose, keep in mind, we are talking about Whole Life, Whole Life DOES NOT HAVE SURRENDER PERIOD, VUL or IUL does and that is another story.Also I personally don't believe in the "buy term and forget the rest" strategy, term can be very useful but not as a stand alone solution.   

I subsequently let the seller talk his way down on his price and we eventually settled on $600k total with him financing nearly 50% of the deal at 4%!  

This is saying an extra principal payment reduces the interest due in all subsequent months.

That deed isn't valid until it's delivered to you, and you're only secured as against the land bank's subsequent conveyance when the title company records. 

To that end, the IDFPR has authority to initiatedisciplinary proceedings against licensees for violations of the Illinois Real Estate Act of 2000.The IDFPR may “refuse to issue or renew a license, may place on probation, suspend, or revokeany license, reprimand, or take any other disciplinary or non-disciplinary action as theDepartment may deem proper or impose a fine not to exceed $25,000 upon any licensee underthis Act . . . for any one or combination of” the grounds for discipline set forth in §20-20 of theAct, 225 ILCS 454/20-20.Additionally, a licensee may be subject to both civil penalties and criminal liability for theunlicensed practice of real estate brokerage:Any person who practices, offers to practice, attempts to practice, or holds oneselfout to practice as a real estate broker, real estate salesperson, or leasing agentwithout being licensed under this Act shall, in addition to any other penaltyprovided by law, pay a civil penalty to the Department in an amount not to exceed$25,000 for each offense as determined by the Department. 225 ILCS 454/20-10(a).Any person who is found working or acting as a managing broker, real estatebroker, real estate salesperson, or leasing agent or holding himself or herself out asa licensed sponsoring broker, managing broker, real estate broker, real estatesalesperson, or leasing agent without being issued a valid existing license is guilty ofa Class A misdemeanor and on conviction of a second or subsequent offense theviolator shall be guilty of a Class 4 felony. 225 ILCS 454/20-22.It is a fundamental principle under Illinois law that parties can agree to any terms, and can contract in any situation, as long as there is no legal prohibition or public policy that dictates otherwise.Contracts for the sale of lands, tenements, or hereditaments or any interest in or concerning them for a term longer than one year must be in writing to satisfy the Frauds Act.