I use Homeaway.comI started off below market rates to create demand and increase my 5 star reviews.I no stay packed and push my price to the higher end.

@Josh StewartThe mortgage lender i mention above did say that for a cash out i will need to wait 6 months...so i will adjust my numbers for the holding costs increase. 

Depending on the value of the property you will need to show up with $x,000 in certified funds to register to bid and if you are the high bidder you will need to increase your deposit to y% (typically 10%) of the high bid within a couple of business days. 30 days settlement is standard, so financing is possible.The difference in risk level between private auctions and foreclosures is huge.

How do I put in an increase in rent?

what I seem to find is HML> rehab> DFE/ cashout refi I have nothing against flipping for capitol to invest in buy and hold. buy and hold attracted me to real estate.

Let them know what your expectations are. also let them know how you will handle things like rent increases and late charges.

You can also focus on NC, GA, TX, AZ, NV, VA, MO to just name a few other Non-judicial states.Don't be scared of judicial states because often times, values will increase on your assets while you are going through the foreclosure process and you'll be in a better deal by the end.  

Home prices increased the most in Oregon (11.7 percent), Washington (10.3 percent), Colorado (10.2 percent), Florida (10.0 percent) and Nevada (9.6 percent).

LOLI don't know much about market cycles (I need to learn) but I feel that something like RE can't keep increasing in prices at current rates while the rest of the economy is going at a slower pace.

The NOI will increase due to increased rents.