They have had some health issues that have been at the root cause of the late payments.

Every time I purchase or refi a property, I state numerous times very clearly that I have a mailing address (PO Box) that I want everything sent to since I do not live at the subject property and don't want my mail going there.

I have done a personal inspection and found numerous problems.

By the way, what will be the difference in contacting the executor through the probate process as oppose to waiting for files to close and then contacting heirs at a later date once they've received numerous calls/offers?

After numerous attempts, I was finally successful (calling from a number unknown to them) but they basically told me that I had lost all my money, and lost the opportunity to foreclose on the 10 properties (a loss of the substantial profits they projected), even though I paid them $17,500 for this and they, as my agent, were supposed to be managing it with a fiduciary responsibility to me.

Looking at who to network with in WA I find numerous ones that have not been active for 4 years.

I have tried numerous lockboxes and cannot find a box that is big enough for the remote.

There are numerous ways the promoter of these deals can make money - the purchase itself, the rehab, the property management, the loan to help you purchase it, and, once you've had enough, selling the property.

For long term strategy i would suggest finding a trust that manages a sector that you're comfortable with (NNN leasing, health care facilities, large residential complexes, etc.) but if you are just looking to do a little gambling, a mortgage based REIT can provide insane div yields, for a while at least.

It has numerous issues that would put most, but not all, people off.