I'm NOT saying it doesn't happen, but from my personal experience with AM's, this was the procedure they were required to follow from the "powers that be" within their organization.

If a claim is to be made, the landlord has 30 days to send a detailed list of claims against the deposit by certified mail to the tenants forwarding address or last known address.The tenant then has 15 days to respond in writing if they disagree with the claims at which time the procedure may be negotiated or move to a court, normally the landlord institutes a suit with legal fees.If the tenant does not give a forwarding address then the legal address stipulated as such in the lease is used.

If you're trying to actually ge the property, learn the redemption/auction procedures.

But this is why I was so harsh in my response before, because I made the mistake of thinking that this was the standard operating procedure everywhere.

The key here is how you advertise the property to an assignee and collecting your feeI like the vertical break up ... this is a procedure where you split the land from the building, reducing the price and leasing the land (disguised seller financing) with an option of buying the land in the future (at a discount of course)Chattels for equity - give the seller something of value - a car (they are easy to finance), stuff in your garage or stuff you collected over the years - you can set a value of any amount your want - it could be consider a down payment - Seller Refi for take over - Seller gets a mortgage subject to a one time assumption - sellers gets the cash and you get the property and make the payments - nothing downUsing Front Porch clauses as a down payment is a great way to insert yourself in a deal - the cash you need could come from the investment property itself.

I know people in the institutions and I know well the procedures.

I'm looking for a good procedure to track our sub-contractor agreements and their certificates of insurance.

Be clearer on terms/procedures?

I would write Standard Operating Procedures: which is basically writing down the way in which you will do things in your business.For me, this made me think critically about ever step of the process.

Any differences in eviction procedures to be followed with a co-signer?