While I do own one rental home in the Central Valley, the property is rented to a business my wife owns and manages, (essentially the home is rented to myself) so there are no tenant issues; and thus I have virtually no experience as a landlord.

If you provide good advice/value, hopefully they will click the vote button on your post, essentially scoring two Bigger Pockets credibility points with one post. 

I need that + inflation, essentially.  

next time you flip a foreclosure using your home line of credit, it is probably good to take a moment to contemplate the financial food chain to motivate you to make sure you're always on the right side of the transaction.i've used penfed which is a national bank that operates through the internet.and i've used the bank of albuquerqe which is essentially a broker for the bank of oklahama, which also operates nationally.  

You may find that, since the land is essentially free to you, you can actually make a decent return renting mobile homes in good condition to low income tenants.

I've spent the last two years clearing all non essential debt no car payment no student loans just rent food phone utilities.

A SWAG if you will.If I could not sell it, I would convert to conventional and live in the essentially new house ourselves.Okay fellow BP guys and gals. 

This essentially gives you an infinite rate of return since you should be able to buy with no money into the deal now.

On one hand I can knock on the door and risk the home owner being potentially upset with me because I'm a reminder of their financial troubles, or it could go well because it puts me in front of the seller right away.On the other hand I can leave a juicy piece of marketing material at their doorstep and have them call me without any angst towards me, essentially a warm lead, or it could be they find it easier to throw out the marketing piece and they don't call.I'm curious what you guys think is a better option and what personal experiences you have.

Those items all make for a heating & cooling thermal load that essentially gives you the amount of cooling or heating BTU load required to maintain the occupied area.