It appears the are listed on here as "Pre-Foreclosure" AFTER the sheriff's sale and I'd like to contact them before the sale occurs.  

Yup you should have reported the gain when it occurred - there is no exception for not having cash.

They can do your marketing (Direct Mail) and they just rolled out a new feature today to monitor changes in properties so it can automatically add and remove leads based on changes as they occur.

BTW, the next thing that will occur is the new owner will file for ejectment/eviction.

My final advice is to get second and third opinions on the ARV and repairs, plan your exit strategy in advance, and run worst-case scenario analysis (and make sure that you wouldn’t be crippled if it occurs).  

For many of us, real estate is safer than alternatives should a recession occur. 

I think it's a broken system that does more harm than good.

I might only need 5 minutes a day, but I never know when those 5 minutes will occur.  

(The adjustment could occur up to 18 months after you purchase and then this adjustment wouldn’t come until a year after that...)

I assume you've already walked the property during repairs so you should already have a basic idea as to the value of items in the property and where the damage occurred.