Try North American Savings Bank and First Western Federal Savings as leaders in the field.If the trust is under an IRA, then you will want to be sure to educate yourself on the concept of UDFI taxation on debt-financed real estate income.  

Will bank jump in just before the tax sale then?

You can then send a letter to whatever that address is.Couple things to look out for: (1) type their name in the property appraiser to check if they own multiple properties - if they own 5+ properties it's not worth your time mailing, (2) many vacant or abandoned houses are REOs - make sure you aren't sending mail to banks, corporations, etc.Lastly, if I was doing driving for dollars, I would not mail a yellow letter.

That's a 5 yr note from a local bank, 5 yr term with 25 yr amortization.   

I would really enjoy tackling a fix and flip property.

Banks and credit companies repo cars all the time.

On August 16th the "2nd" bank check arrives at my house.

The target market seems to be millennials who are transient, place high value on experiences in lieu of possessions and seem to enjoy the services these co-living start ups offer.

Assuming you have this, what your lender's appraisal comes in at is irrelevant.....it has no bearing on the bank's approved price.  

(this makes HELOC's essentially unavailable to me=/)My situation and where I am seeking advice:currently seeking lines of credit from multiple banks.