Best source will be lenders in those states, there are also lenders who are licensed in multiple states, but those generally focus on a particular region ie southwest, northwest, midwest etc.

On this particular property we could possibly make 15k+ and just wanted opinion on that. 

Particularly as I have no experience in changing entitlement on property.

I don't particularly care if the seller agent gets double commission, but with regards to this situation, I know the agents I work are meticulous and this seller agents made be leary. 

Most of the captives that are still writing ACV policies don't write particularly good ones.  

If so, the seller is probably looking for his payday, and be willing to wait for the right buyer, particularly if its running smoothly. 

While I haven't ever seen this particular situation come up before,I don't think that an unused tank is, by itself, an issue.

(Occasionally, particularly in rural areas or with high-end properties, you might have to go farther back. 

If you want to buy from banks, expect to be required to buy pools of notes.If you're trying to buying a soecific note on a particular property, about the only opportunity that I've seen is from private party note holders.  

Oh, and I'm never mailing that particular postcard again!