In my beach area, it's traditional for guests to bring their own sheets and towels, although that is changing some now. 

Its very frustrating trying to look up these sellers  and I don't to throw in the towel just yet.

Personally I like to open up floor plans, fluff up the kitchens and baths with nice tile (showers, backsplashes), granite, stainless appliances and other touches people notice (bathroom niches, wine racks, soft close cabinets).

A soft market strategy with selling being the objective.

You had the right plan and your soft heart took over, and now your throwing  a Hail Mary hoping the sheriff will still be able to serve the papers in time.Your explaining the situation to the tenant again is pointless, He went to court he knows what to expect, but he thinks he still has you wrapped around his pinky,,, No more explanations that's what the sheriff is for.. you get the sheriff to serve, you get a new lock, you meet sheriff and watch them leave and then change the lock.. have a drill ready in case they changed the locks so you can get the door open. 

Megan Clancy I am in DC and started with a local bank but ended up going over to Wells Fargo.

I own a REIA, MDREIA in Baltimore - established over 25 years ago - It is not that hard to attract members Run some ads - New  Real Estate Investors Club being established -  all invited, investors, agents and those interested in real estate -  Our guest speakers will range from profits with tax sales, foreclosures, creative financing, wholesaling, hard and soft money financing and other creative methods of working in the real estate investment fields.

One thing is to be local, it's another to try and ascertain this soft type of market data from afar.  

A Gift grant that doesn't have to be repaid, a soft second with no payments that is forgiven after 36 months of payments on the first mortgage, and as fully amortized 2nd that does have monthly payments that is either 0% interest for 10 years, or 5% interest for 30 years.It is easier to just do a single family home, but they do say that they will look at duplexes on a "case by case basis".  

We then use Google Spreadsheets to track the numbers and then attach the spreadsheets to the Podio project page via soft link.