@Frank HouptI start with picking an area of the country I think I would like to visit and I have direct access to either by an "easy" drive or direct flight.

Anyone have experience out of the country like this??

Also if you choose the lender title service you get your title policy for free.There is only 2 options for getting the occupants to leave , (1) cash for possession (2) writ of possession  court order.

The investments are a mix of commercial property deals (self-storage storage, grocery anchored shopping center, small hotel, NNN developer misc parts of country).

the reality is any where in the nation were cash flow cannot be achieved on a starter investor level or with a SFR that area is prime grounds to sell out of state cash flow.the mid west deep south rust belt and to an extent FLA are the areas of the country were you can buy a single home  ( starter investment) with the least amount down  IE 15 to 30k  and have it cash flow.  

Even when I'm aware and I default a borrower for doing this, if I can see that there is progress with a refinance, I'll usually file my NOD to "Alert" the parties that I'm not playing (and to start the clock in case the transaction falls apart...happens all the time) but, i'll hold off on publishing (my scenario assumes non judicial foreclosure, meaning, not using the court system) to give them time to facilitate the transaction.

I know how to find all that information out, going to the courts, assessors office, register of deeds, pre foreclose list etc.... but the hardest part that I have encountered is getting the contact information of the owners or next of kin.

You actually can decide to reject a applicant for any reason you choose provided when challenged in court you can show the applicant you did pick was better qualified.

We consider the BP community to be the most informed in the country, or at least that we have easy access to.We are finding that experienced investors, if they see the investment as risky, they wont invest, and the amount of investment required doesn't increase or decrease their interest.  

All the best in your new endeavours and thank you for what you've given to this country.