@Mindy Jensen Thanks for the feedback and I noticed the area does seem to be a little luke warm at best, I'm thinking of expanding my search to include Olympia Fields and Matteson.

Meeting notices get posted there.

Since Texas is a non-judicial foreclosure state, we can't even find out a property is in default, until the auction notice is filed.  

Under Florida law either party can give notice to vacate with 15 days notice.

After going to the property and leaving notice I had to enter from a window in the back.

45 days notice, I would like to re-rent for day after they move.

If the house has not yet had a foreclosure notice filed, then you may be able to use a general Purchase and Sale agreement. 

Upon inspecting the paperwork on the door, the notice was basically fines due to vacancy (after looking into the fines, they only totaled aprox: $400.

As I'm looking through REO's in my market, I notice several that require I used another website to make an offer.Has anyone had any experience using these websites to make offers and any advice.

This is not legal advise, but Here is a link to the form approved by Scott County Iowa for providing the 30 day notice.