Gregg, That is very helpful, all that being said do you recommend taking a EM deposit or to just avoid it given all strict guidelines involved?

Is it okay at least to mail general "we buy houses" campaigns to preforeclosure lists without mentioning "avoid foreclosure"? 

Areas to avoid?  

I usually avoid houses with PB plumbing for the reason that I will have to replace them right away at several thousand dollars.If you do consider selling instead of re-renting (looks like selling is the best path based on your low profit margin), bring in an agent into the picture, have him take a tour and find out what market comps are and if it still might be worth replacing the carpet and painting in preparation for your sale.

Is she avoiding you or have you not asked why she is unhappy?

Avoid investor type you rarely get compensated..   

i just received this "potential lead" minutes ago  ( Providence, Rhode Island), its a 2 building property, one unit is a 3 family and the other one, one family, he tells me that in the 1 family we cannot go in an see because he has a tenant under section 8 and is going thru the eviction with the court. the other 3 unit house is vacant due to renovation he was working on it and seems to stop. told me hes not desperate to sell bu, but i know my fellow Dominicans lol, hes a avoiding a low blow from me on the price.im looking to see if i should wholesale this to a landlord, seller finance (he owns free and clear) or hard money lending so i can fix and hold. wow!

Avoid a high consequence oops!

I’m here to ensure you have a Plan B so we can avoid an auction sale.NOT - Haven’t gained a solid lead yet.

Those attempting to sell without any warranty should be avoided!