I've looked at the foreclosure auctions, and they don't seem to be that great, either.

There are several nice areas out here in the bay that are highly desireable, mainly thanks to the many hi-tech company's, weather, and several other factors.As a downfall though, most prices are over inflated so in order to get a deal you have to get a little creative.Currently I continue to come accross a lot of short sales and pre-foreclosures in great areas throughout the bay.

The public trustee is the government branch that handles any deed or lien issues as well *** foreclosures for any real property in Colorado.

Sometimes a foreclosure is listed as a sale.

Here is a direct response ad I wrote recently that I thought everyone might find useful---Try this when you have a property that you can't sell...I'm In Foreclosure---Profit From My MisfortuneI'm Giving Away 50K of Equity To The First Cash Buyer That Makes Me A Offer.Call 555-555-1212I recently assisted a client that was nearing foreclosure sell their house with this ad---it worked, it sold and the client avoided foreclosure...Use it with my wishes for your good fortune...Regards,Scott Miller

I'm not worried about the personal guarantee.You take a hit on the financing and can't get good rates.There are two issues: 1) the lowest rates are on loans that can besecuritized through either Fannie Mae or Freddie Mac, neither of which willaccept loans to corporations or LLCs; 2) only lenders who hold loans intheir own portfolios will make a loan to a corp or LLC and these loans areviewed as more risky because the business entity puts a layer between thelender and the guarantor in case of default and foreclosure, thus affectingthe higher pricing.There are only a handful of lenders who will make loans to corporations andonly a few more that will make them to LLCs.

Bottom line:If you want to work pre foreclosures, knock on doors.

Find one who works with foreclosures.

If you want to buy without a broker, you need to market to folks that have not quite hit foreclosure yet. 3-6 months late, sheriff sale has not yet happened.

t=10193where I outlined doing a short sale in CO.It is very possible to do a pre-foreclosure short sale here.