And even though agents are supposed to show their clients any house, the odds of them directing someone to you if there is no commission involved is just about 0%.

But I sent money as directed in writing, to stop her foreclosure.

Normally I only rep the owner, even if tenant comes directly to me. 

All adults have to apply and give IDs so you know who is in your property. 

There's agents that make $1mil per year working with one investor and some that earn that much only selling two listings a year working with no investors directly.

Looks like you guys are headed in the right direction.

There is always a deal to be had.Be quick, buy with cash and close quick.Need to up the game with direct mailers again, haven't sent them in a while and with the market shifting it's tougher nowadays. 

More general advice, sorry for not getting too specific, but careful with how you frame your direct mail outreach. 

@J Newman your husband can roll that into a self directed ira and use all the funds for investing and no loan to pay back unless you get financing on the property.  

They would prefer that the house is either sold, or be bought out.I could be to apply for 203 K loan if I am willing to stay in the property for a year as my primary residence.