You will need some type of bridge load if you have much of a time gap.

I don't even want to waste time on their project submission process if these guys aren't official.

I've used the: "I need a baseline for my investor," "I don't want to waste your time," and "I want to make sure that we're in the same conversation," lines.

I'm putting loads of effort into this and getting no results, so my question is this:Do you all send out a huge amount of letters without ever having done any research on the properties and wait for owners to contact you Before looking at them?

Better to regret wasting a couple of months with an eviction than to go in early and regret finding yourself at the wrong end of a tenant suit.

I totally agree with @Jeff Rabinowitz - a lot of private lenders or those with money are the silent types and you will never guess they are loaded with money (they drive old cars and live in modest houses).

Assuming that the W/D was in the unit when tenant signed the lease, I would:1) Apologize for the inconvenience and show them the HOA guidelines.2) Voluntarily reduce rent by an amount that you determine seems reasonable based upon what the coin-op machines are charging (some are several dollars per load, so could be in the range of $25-$100/month rent depending on the condo size and what the coin op charges.

Make sure you see proof of funds from buyers before you waste your gas running all over the coast.Joe Gore

Can anyone recommend a good tax lien class or any kind of training (preferably online) that is not a gimmick or waste of money?

It may work out better for you to work with her directly, as it may be less loaded than the husband trying to get a deed.