You could go the vulture route and follow up on bankruptcies, while many are already in trouble some don't find out they are upside down until they file.Contact non-profit financial counselors, people contact them for help, leave cards there and make friends.I knew a vulture Realtor that followed court convictions, some are homeowners get sent up the river to the big house, the bread winner is gone and they are forced to sell.

Because it's not a civil action it's a non-judicial issue through foreclosure unless the buyer takes the issue to court.However, those that did make it to court in my case were all issues arising out of bankruptcy, probably less than 20 as I recall.

Can also buy list of divorce leads, bankruptcy.

I am a bankruptcy attorney and I deal with failure everyday.

If a bankruptcy attorney (trustee) refers one of his/her clients to me because I can buy their house quickly and then I close on the house, is it legal for me to pay the referring attorney a referral fee for the lead?

With most hard money loans, be prepared to bring in between 10% to as high as 50% on some real estate.4.What if I have a bankruptcy, short sale, or a foreclosure on my credit?

This requires research to determine property characteristics, public records info, property taxes, bankruptcy court info, etc. and inputting all of the info into a database.

Never rent to a person who filed for bankruptcy, they are looking for way out.2.

It sounds like you would get further leveraging existing relationships than starting from scratch every time.Why not focus on divorce attorneys, estate attorneys, bankruptcy attorneys??

Also try mailing to other types of lists (divorce,bankruptcy, inheritance, etc)