--Closing costs were not fully covered as some came out of pocket or sale.

If someone with no pets wants to pay that amount, more power to them.  

I have done mailers from real estate sales list, but have not gotten any responses.  

I would suggest that you interview several Realtors and ask them the following questions, to ascertain if they are truly Investor Friendly, or if they are throwing you a sales pitch.1.

Primarily Residential property sales and leases. 

Deals come up all the time where I'm from, via Foreclosures, Short Sales, etc. via Properties selling for $50,00 - $60,000 .If I get n accurate Estimate that the ARV will be say $80,000 - $85,000 , and Im All-In the property for $65,000 ..... then would it make sense to do the deal ?

The "Due on sale" clause?  

You'll see many properties listed for sale and it will say something like "$21,000.

Ask them for the sales contract in your state, and how to execute the contract properly - to be signed by the both you and the sellers.The title company and your attorney will take care of the rest.In regards to finding out if he/she is the real owner, you can check the county records for their names to the property.

Something we haven't seen a lot of, that I 100% fully expected to see, was certain 2005-2007 mortgages blowing up in people's faces, causing large amounts of distressed sales.