So it's all been by phone via the realtor or email directly to the homeowner. 

Also, asking people to PM/DM/contact, email, call you in the forums is not allowed as it's considered soliciting.

I am not familiar with the laws in Texas nor have I ran into a situation like this but I would imagine you would need to involve a lawyer who specializes in land.Being that the owners do not want to sell the actual property the home sits on, I believe that would legally mean (*I am not a lawyer*) that at any time they could say "Hey I want to use or sell my land, get off it by tomorrow" and they would have the right to do since they own the land.Also, another hairy situation with that would be who pays taxes?

I’m looking for a real estate agent capable of sending quality leads to invest via email, text, etc.

I imagine it will help.

Now this finance company is proceeding with a judicial foreclosure and have sent letters stating their intent and have even left a name on the bottom of the letter with no phone number or email.

@Grant Humphrey shoot me an email and I can connect you with some good people in the metro.

Message me back & I'll make an email connection/introduction.

Rush,  I will send you email about my questions.

I'm imagining that this is still somewhere in FL, but not in a primary or secondary market.