If I fail in my initial efforts to approach PMs and LLs on my short list of target properties (these are very small neighborhoods), then I've decided to go with some combination of advertising and direct mail.

You may consider adding to your expenses any advertising costs (for instance, $5 x 365 x vacancy rate) so that the cost of advertising during your vacancy would be foreseen.  

Stephanie Cabral The closest I can think about is Pentagon Federal Credit Union: I see HELOCs advertised at up to 90% for owner-occupied properties.

When advertising is free, as with anything, you generally get what you pay for. 

We have not yet advertised the property, but I did respond to someone looking for a place in a Facebook group I'm in.

PLEASE DON'T ADVERTISE HERE.

I built our website about 3 days ago (www.UpstateWeBuyHouses.com) and proceeded to work on SEO, Google Adwords and Facebook advertising and today I got our first lead!  

I don't even advertise myself as being a Realtor, but people know that I'm "in the game" and just ask me to represent them on their deals.

You send an acceleration letter, 4 weeks advertising in the local legal organ ( newspaper ) and foreclose the first Tuesday of every month at the courthouse steps.Attorney is very, very cheap and nowhere near 100k to 200k in fees.I understand lenders positions.

It was advertised as 30K under market.