This stacks the investing cards in my favor since I'm investing out of state. 

If you buy at Home Depot and set up a credit card they email electronic receipts.

Let me try and answer these questions first as it should not be as intensive in regards to the length of my answers...I directed traffic with ads... from the city newspaper (which also would add to the internet), to the thrifty nickel newspaper, to craigslist, through military paper, through word of mouth, through my business cards, etc...

If he has any personal debts (autos, credit cards, etc.), then he will of course just pay them off with the cash out proceeds, so those don't matter.

It also might be in the cards to revisit a loan modification.

They will play the "it's xmas time" card at you.it's just about getting the ball rolling. after 5 days, post a pay or quit notice. they either pay (with late fee) or they quit. if not, evict.it sets a precedent for the future; trust me, I had a tenant (when I 1st started out) who was late.

Don't pull this card until you have already got them down on price as far as possible.

Steve you must put a deposit by credit card before you can bid. and if you are the high bidder even though it may state that the bid did mot meet the price they will want you to wire EM money to closing agent within 2 hours

So I'm driving an hour to the property and taking my tenants gift cards and electric heaters at 10:00 pm on the night before Thanksgiving.

Instant gag reflex occurring here.Take business cards.