Always keep in mind the big picture, for issues like this I find an IRR calculation to really help me understand my options.

So, here is a picture. 

I am embarking on a more regimented process for tracking and pursuing vacants myself recently...so, what i am telling you is what my plan of action is, but it is not tried and true yet.Send the owner a picture of their house with a letter (if you have time, hand write it for more impact)...the letter might say to the effect:"DO YOU KNOW HOW MUCH IS THIS HOUSE (at 123 main st.) is COSTING YOU?

I think putting a picture of the property on the direct mail piece is a great idea if you are just doing a small scale direct marketing campaign... it would get very time consuming if you were marketing to hundreds of properties.I understand that in driving for dollars/direct marketing situations it's typical for cash offers or contract for deed offers, but does anyone have different funding examples (specifically bank financing) when dealing directly with the seller?

I guess I would have to see pictures for the roof idea.

Hover your mouse over my picture to find the "Connect" link.

It's listed as 4 bedroom 1.5 bath, 1480 sf, and the pictures show a house that definitely needs paint, floors refinished at least, a full kitchen and bathroom rehab, and I'd assume you'd want to make the half-bath a full bath for value. 

If you have their W9, insurance info, bond info, pictures, records of your service calls, invoices, contract, waivers, it won't be hard to do a small claims for bad workmanship.

Take plenty of pictures of everything and you should be fine, if she protests any of the charges.

I always put up test ads in craigslist.org offer a similar deal, no address or pictures, to test if there are buyers out there before I get into a new area, price range or property type.