@Jean Mario The best way to find cash buyers is networking at local REI meetups, masterminds, Facebook groups etc,Also Realtors, title companies and closing attorneys, property management companies, auctions, Craigslist. 

I once purchased a facility from a court order auction with 0% occupancy and there were no financials.

If not, you may be faced with the economic reality of a real estate shortage in many areas, that will cause properties in foreclosure to be sold at or very near market rate if they get to the auction block.Yes, foreclosure "deals" (preforeclosure, etc.) are still out there but there is less meat on the bone than there was in previous markets and, there are many other players working those fewer deals that are left, that have been doing it longer, and have deeper pockets.

You could have redemption periods there they are waiting out or there could be title issues, which are common.When they Are ready to sell they will either list it with an agent or put it on the REO auction sites.....they won’t/can’t sell it directly to you.

The hoa pursued a foreclosure auction for past due fees.

Why would a bank originally MLS a REO property for only a few weeks, then put it up for auction?

There may be other litigation pending or IRS issues that preclude auction at this time.

Once these properties have been scheduled to be auctioned like this is it too late try and contact the homeowner? 

I am going to a sheriff auction for the first time to attempt to purchase a 1 BR condo. 

@Anne KelletThere is nothing wrong with calling the bank to see if they are willing to sell it prior to putting it in auction.