You need to re-evaluate your policies and procedures!  

Yes don't just assume because it is junk or that utilities are off that they have left.Even if they don't live their some use the space for free storage.Each state has specific property disposal laws that must be followed.So make sure you are following the laws and procedures OF YOUR STATE and not someone else's experience from another state which might not apply.I can tell you in the state of Georgia that if it appears 500 or more of property is leftover you must file for eviction.Your local eviction attorney will help you from your state on what is required.Don't assume things.When you assume things that's when it gets expensive!

Please check your landlord tenant laws as to the correct procedure for the security deposit, this will let you know how to process.

The second best time is today.Unfortunatley there is not easy answer to your question witha 1-2-3 procedure and boom you are there.

This notice is given to meet the requirements of legal notice to vacate and quit, and if said premises have not been vacated on the date aforesaid, suit will be brought against you for possession thereof.Name of Owner.Make two original copies so both have fresh ink.Sign and date.You can then deliver the notice in person, or pay a court server to do so.If she doesn't vacate by the date given, then have the lawyer start the lawsuit procedures.

This is about the same procedure we use when we get deals from wholesalers.I agree with @Joel Owens about the benefits of partnering with people in your target markets.  

That is standard operating procedure in many markets, if they are helping you do the research on arv, advising you on the rehab finishes etc, they list the property on the back end.

And if you are in a situation where you actually need to sue HUD (or any federal agencies for that matter), you'll need to jump through a lot of procedural hoops.

Now different states have different procedures during their trustee sales, I only know how California does it.

i mean I am sure that I only know very surface of the procedure.. can anyone walk me through the whole process or what is the resources that I can look up?