.- If you try to hire contractor directly, you have about a 90%+ chance of getting taken advantage of.

In fact, Chase and several other banks have been slapped with fines for their misconduct relating directly to those issues.

I love this concept of a developer working directly with a rural municipality to build affordable housing.

The quality of answers to your are directly correlated to the quality of your questions asked.  

It is highly specific, my recommendation is to contact the city directly with qualifying questions or have us do it for you :) In general Astoria is also a No-Go with the exception of commercially zoned properties.

But for many people, it is one of a number of sources of deal flow, to add to MLS listings, wholesalers, direct owner outreach, auction, etc.Assuming you are specifically talking about sheriff auctions, just make sure you familiarize yourself with the general procedures for the auction.  

Alternatively, your sibling might use a 1031 exchange to defer taxes by reinvesting in like-kind properties, though this doesn't directly fund a primary residence.Other ideas include leveraging a HELOC on the rental properties for the down payment, taking out a 401(k) loan, structuring an owner-financed agreement, or a lease-to-own arrangement.

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

You don't need a mortgage broker, just a reputable, competent direct lender that will ask the important questions upfront to properly screen your deal.

Happy to help point you in the right direction or introduce you to some great independent agents that work with us in Maryland.