I had found where they were living so could get the documents delivered properly. 

Typically, when you get the P&S executed, you will forward it to a investor friendly title company that you have already contacted.  

I still think SEO works when done properly.

You are buying current rent rolls not projected rent rolls therefore you must price the properly accordingly   Getting the rent roll is easy.  

You need to use proper legal notices and follow the landlord-tenant laws for your jurisdiction.

That would allow the proper date, names, address, and clauses as necessary for each deal.

While you can always negotiate for reductions in contract services, building maintenance costs are going to be what they are, utilities will continue to creep up (tell him to expect a major increase in WASA costs in FY2016 if he's not already aware of it), and you need to make sure that reserves are being properly contributed to.  

Not all IRA custodians accept the single-member LLC as an asset of the IRA.There are two key components of the IRA LLC - setting up the plan and using the plan properly within the IRS guidelines.Find a firm that specializes in this and that can offer you meaningful guidance after the initial setup.  

With that being said,  any properly formed business entity must have a well thought out plan.  

Is there anyway to execute traditional financing ahead of the auction, or is a short sale or all cash my only option?