Visit open houses, they want to sell, Visit unlawful detainer hearings... there will be sellers in that room.

Although both of those I would go knock on the door and not send a letter.A group that may be your best opportunity is an equity based "Active for Rent" absentee or "Unlawful detainer" Absentee. 

Where most people are facing foreclosure or are stuck living in a house that is very much overvalued, the free and clear prospect has plenty of equity and have the ability to reduce the price of the house and cause it to sell.The criteria I use is40% equity or greater15 Year Ownership3-5 bedrooms Single Family No Corporate owned No Trust owned Owner is 65 years of age or olderUnlawful Detainers(Absentee Owner) - Check your local Court System An unlawful detainer prospect is a house which the tenant has stopped paying their rent and the landlord has began the eviction.

As for the Absentee Owners, you can look for motivation in the same ways as mentioned above, but you would also want to include,Forcible Detainer's - Justice of the Peace (in my county)Keep an eye on the owners who's names keep popping up on the foreclosure list, etc...

[The county unlawful detainer book lists 7 evictions in the past 5 years.]

If they don't pay then you decide whether or not to file the actual lawful detainer or you work with them to get them out by the time their lease ends.

In Texas we can't file for eviction (forcible entry and detainer) until the 5th day after notice to quit is provided as required by law.I owe it to my clients to start right away and it doesn't matter what the tenant says.

In Maryland, no lease, no rent payments, no authorization from you to be in the premises=wrongful detainer.

It's just the fact that you filed an unlawful detainer or whatever it's called in WA, that will show up forever.  

The folks detained him before he can flee till the police came to put him in custody.