you know the courthouse where you live pays people to market foreclosures to cash buyers where you live or where the property is.

The consensus is that absentee w/ equity mailers (regardless of how good the mailer) is a waste of resources and wondering if there is a more effective strategy to using Direct mail in SoCal. ( ie probates, pre foreclosure, owner occ, etc) I'm not trying to sound like a "Debbie downer" but wanted some advice as to what direction would make more sense while being more efficient.

A lot of those type of buyers are already getting foreclosed on and I'm even seeing foreclosure cases hit the auction docket on 2011 purchases (which was pretty much the bottom of the market here).

I make "cash" offers on foreclosures all the time without cash in my account but I know that I can get it. 

And thus, I think it's just a tool for when you negotiate and the ad can be pretty similar to any ad to people in foreclosure or what not.

Our best performing prospect groups are tax foreclosures, evictions, code violators, and bankruptcy. 

They have very little maintenance costs and they cash flow pretty nicely since they were purchased at auction in the prime of foreclosure activity banks were giving very nice discounts.The flips were hit and miss and a huge time suck.

work for a REIT or hedge fund .. work for a big developer  or a big foreclosure buyer... etc etc.Next is finding those guru's that have small hands on training and charge for it...

It will be worthless in a foreclosure scenario. 

Interestingly enough, Zillow says the property went into foreclosure nov 25th and the lender took it, which means it's pretty much bang on 6 months.It's in Michigan if that helps.