On a plus side for you developers, we are exploding with authorizations for new geotechnical studies and ESA Phase 1 studies so far this year at my day job.

Just curious where did those leads come from?

Try not to lead with your questions - this is a skill.

That tells me that the buyer is in fantasy land.The odds of finding that deal and closing it and me getting paid is slim to none.Real brokers and agents aren't in the charity business.You might get a new agent to help a new investor and that can be the blind leading the blind.So is the buyer serious and realistic for the market is the key.There is a difference between a loser deal,marginal,good,great,and insane deal.If as an investor you can get into a good to great deal for an area you are realistic.If you are looking for an insane deal shotgunning all kinds of unrealistic offers you are not only wasting the broker/agents time but also yours as well.So do not always blame the broker/agent for not getting the deal you want.It could be you are unrealistic in your goals for the area.If investors are gobbling up properties at 50k and you want at 30k then you need to change to an area to find 30k properties or come up closer to 50k to compete.

I handle the actual negotiations with the banks.Hello;I would like to know if a homeowner agrees to sell me their home during the PRE-FORECLOSURE stage and they sign the authorization to release form for the asset manager/bank, Can or should I indicate that i'm an investor looking to purchase the home or do i indicate otherwise?

Consider too taking someone over their limit from an open authorization for rents that can be paid a few days later.

Subterrainian termites will always have tunnels that lead from their source of food and water.

You also stated you wanted to invest in better areas which leads me to believe this is a lower end area.

that is some leverage you may have over them..most lower income tenants don't care if they're evicted...however, if you report her to the sec 8 authority that you're evicting her for not paying her portion, they may take her voucher away..that could scare her into straightening up and/or getting out of there asap

You have power of attorney and limited power of attorney.They shouldn't need to give you either in this situation.All you need is an "Authorization to Release Information" form signed by them with your contact info on it and then YOU fax it in to the appropriate department.