Here's a list of some methods I've found through BP/networking/Ryan Webber/various readings, but please feel free to add more and rank your top 5 based on your local market.NOTE: (I've put RW next to any marketing techniques I've found through Ryan Webber's posts on BP)-bandit signs-flyers-yellow letter campaigns-HUDs and REOs-tons of bids on the MLS every week (RW)-foreclosure auctions-walk the streets-offer referral fees to utility workers, pizza guys, and other locals in the community-county clerks office for tax rolls/lis pendens/liens (RW)-obituaries (RW)-connect with divorce lawyers/bankruptcy lawyers-postcards-connect with burnt out landlords and out of state landlords-bail bondsmen-estate sales-probate/trustees-advertise in newspaper/local newsletters/billboards/bus stopsI have spent the last month building my buyers list as big as I can.

Interpretation of this agreement to arbitrate shall be governed by the Federal Arbitration Act.(2) EXCLUSIONS FROM MEDIATION AND ARBITRATION: The following matters are excluded from mediation and arbitration: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage or installment land sale contract as defined in California Civil Code §2985; (ii) an unlawful detainer action; (iii) the filing or enforcement of a mechanic’s lien; and (iv) any matter that is within the jurisdiction of a probate, small claims or bankruptcy court.

When I was in residential back in the boom times helping home buyers we could get tri-merge credit reports pulled for free.It was typical for each agency to not have some information.The reason is for instance a person might apply for credit to a company based in Cali and they might only report to Trans Union.So the negative could show on Trans Union and not on Equifax and vice versa.This is why lenders use the middle credit score out of the 3 agencies for lender loans for an average.I have seen judgements and bankruptcies and collections show up on one agency and not others.So if a tenant was paying in California but moved here and defaulted and Trans Union showed clean and Equifax would report judgements by apartments here but I never saw it that would be a big deal.This is why being in Georgia why I want all 3 agencies.I don't care so much about past due credit cards as I do about judgements and stiffing other landlords and showing a pattern etc.Isn't there a landlord service to pull all 3 credit agencies??

You need to at least do mailers for 3 to 6 months to get a CONTROL for your numbers and returns.You need to understand if you are getting a bunch of calls from the mailer than the message is affective you are just getting there TOO LATE from what the sellers are telling you.You have to analyze how you can get in early than everyone else.I use to mail to pre-foreclosures.Most investors were lazy and bought these lists from companies that assembled the notices.Instead I pulled the info from the court like these companies did.This gave me 1 to 2 weeks head start before most of the competition.Then by the time the others piece came in the mail I already had the property listed for sale.I beat out the mortgage brokers to refinance,investors wanting to buy,wholesalers wanting to lock up,loan modification companies,attorneys wanting them to file bankruptcy,other brokers and agents trying to list the property etc.Getting there first and becoming the authority in your area for doing deals is critical to success.Out of the 900 mailers you need to assign a code to those so you can log how many calls are generated from that mailing and how much deals are closed to get your return on investment.For my real estate listings I have people call sometimes 6 months to 1 year after I have been mailing them once a month.The key is to have targeted marketing so that you continously close deals in between the new contacts so you remain solvent and profitable.

The owner also informed me that letting it go into default and filing for bankruptcy maybe the end result.

What do you say to a seller when they ask how does a short sale benefit me after I've done bankruptcy?

That's what forced him into bankruptcy several times...

, spent too much money, filed bankruptcy, and had a different home foreclosed on. 

If you're looking for info on how to best declare bankruptcy it might be worth going :) http://www.forbes.com/sites/helaineolen/2012/10/10/rich-dad-poor-dad-bankrupt-dad/

I am interested to know has anyone started investing in real estate during a bankruptcy?