If, indeed, buyers are getting loans to save the properties from sale, I can assure they are going to do it at the last minute.

I would not make the letter say anything about any issue but rather just say you're interested in buying if they are interested in selling.The issue of a new investor getting involved in a loan modification or catching up payments is having the bank assure the owner, in wrting, that the loan is to be reinstated, you could lose your money getting them caught up and then the bank just saying thanks, but you're still in default.

First is assurance that I'm making wise decisions / deals.

Ironically she spent the whole lease assuring me she made plenty of money to pay her rent and sending me her poi a couple of times to make sure I would extend the lease.

If I have to pass on a deal because I've got capital tied up in another property, I can assure you that if its a good deal I will put you in touch with a buyer.

If you're calling larger institutions, I assure you that your time would be better spent doing something else.Visit the small local banks and credit unions.Develop a good relationship with an agent that understands REO.View and make FAIR offers on listings the day they come on the market.View and make FAIR offers on listings that have been on the market more than 90 days.Seek out pre-foreclosures and other motivated sellers prior to REO.Visit county foreclsure auctions.Locate and visit local REO auctions.Locate and visit online REO auctions.These things don't guarantee your success, but at least you know that people have been, and will continue to be successful doing these things.

My goal is to NEVER have a property off the market for more than one weekend without some assurance that I'll be reimbursed for my lost time (for example, keeping the EM).

BP is a great community so rest assured that you've come to the right place. 

With this way of thinking I have gained so much confidence and self-assurance that even though I may still not have the capital I want...I sure damnwell have the information, attitude and initiative necessary to be just as successful as my mentors.I personally may not know Jim Rohn or Dave Ramsey, but I still imagine having them on my "team".

I use Janet McCaskey of Members Assurance Property & Casualty.