@Kyle Carter My top recommendation is to begin by contacting property management companies in each target area.

Lender A is $500 cheaper in lender fees because they dont pay for some program or staff who, among other things, doublechecks info inputs and documents for accuracy.

I am contacting homeowners on the pre foreclosure list, getting contracts.

they are a non accredited pay to play orginization.. while they do some nice meet ups and have basic info.. does not mean that any lender that pays to be a member is a better lender than the thousands of us that are not members..

But it sounds like we'll have to swallow our pride and take your advice and contact a few real estate agencies.

Again, this is only based on info you provided so there could be a lot more to the story for the good or bad but I can only comment on what was provided. not sure many are thinking rates are going to drop much in the next year.. seems like one would want to know how much they need to drop to see if the plan will work before putting good money after bad.

Quote from @Ricardo Marquez: Hi @Jennifer Stammberger this is Ricardo from yourserviceva, we are a real estate agency with non accent cold callers ready to start whenever you want, I'll text you our info on private also-Ricardo Marquez Hi Recardo, I am looking for a good cold calling company as well, to help call and negotiate RE property prices with prospective sellers.Looking forward to your response. 

Ryan Sorry to hear of your situation - I will say it is somewhat common due to the market run up back then.Shoot me your info and let me take a look at all. 

@Nicholas Haubner Contact Montvale's tax assessor and building department to see it is currently classified. 

For those that have yet to do this, it takes less than 10 minutes if you are a single member llc - just make sure to have a copy of some sort of identification. we did all of ours .. and our attorney contacted us as well and let us know to get them done or he would do them for us.