My property is paid off also. 

I'm looking test another list such as pre forclouse or inherantence list. 

I paid my architect over a $1 million last year and so you can probably say that they would be happy to help me out with feasibility.

I would recommend just continuing with your business as you otherwise would, and when you have a couple new deals that those buyers might be interested in, offer it up to them first.But:- I wouldn't look for deals they specifically want, unless they are deals you'd be willing to do otherwise;- I wouldn't customize a house for them unless they were willing to put a large enough deposit down that it would cover having to remove all of their customizations should they not follow through on the purchase;- I would pre-qualify them as you would any other buyer, and not give them any preferential treatment.In other words, go into the deal assuming the worst case -- they will ask you to do a lot of customizations and then back out of the deal. 

Would like most utilities to be tenant paid.

Being licensed I will get paid a commission on the buy or the sell or both in some cases and he will get paid by buying low and selling high on the homes that I find him.  

One year I'm all gung ho about getting things paid off and the next I'm all excited about cash flow.  

Is there any way to try and make a deal with the bank pre auction?

I just finished speaking with a loan officer in Birmingham, AL  for a pre approval letter and was told they no longer offered FHA 203k loans.

Our lease break fee was 3 times the rent, mutual termination, paid by money order or cashiers check, and of course security deposit refund depended on how they left apartment, processed in 21 days.