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.

A friend recommended buying a foreclosure.

I have looked and researched my local tax appraisers office, and they tell me the foreclosures are public record on their site.

(It seems surprisingly common for inexperienced investors to believe that profit = rent - mortgage.)Default on loan and enter foreclosure or just get sick of losing money, depending on how emotionally invested they are.

I am watching several properties - and some of them have appeared multiple times on the county's foreclosure list (i.e., the same house has been posted for foreclosure on April 3, June 5 and July 3).

REOs, estate auctions, foreclosure auctions, tax sales, etc can also be sources of great deals.There are many sources of desperate sellers and great deals.