You want one on your side that is focused on how to justify a fairly deep discount understanding that this is a distressed asset - not your cleaned up, repaired, ready of immediate occupancy type of property typically listed on the MLS.  

Also if it leads to unreasonable occupancy for example if this was a  1 or 2 bedroom but then you would always  be rejecting based on number of people.  

It will likely take more than 30 days to get to the point of the sheriff removing the occupants if they don't feel like leaving.

In my personal opinion in this instance I would recommend to them to get a realtor and have it listed on the MLS where they will off load it to an owner occupant.

Though it's not risk or cost free to me it seems the fastest way to bring up my occupancy rate rather than me bringing in a few trailers a year.Any thoughts or other companies that I should look into?

Apprx $9500 needed to take care of the above "Rooming Home" option and it will get rents that will pay $2k-3k per month (minus- 8% management fee and utilities <--apprx $300-400 a month for utilities) Your net $1540-$2460 Full occupancy.

I'm trying to obtain a list of non owner occupant properties, or lis pendens.I've been to THREE different court houses trying to get these, and every single person I've talked to looks at me like I'm crazy and says there is no way they can put together a list for me.

For the mortgage, "non-occupant co-borrower" is the magic term you are looking for, @David Dawodu.Primary residence interest rate pricing will apply, not investment property.

The cool thing is, financing is easy to obtain as an owner -occupant and you can do this 2-3 times, as long as you really are living in the home for the first year.To get you started I'd highly recommend the book: Investing in Real Estate by Gary Eldred.

I also create financing whether it be contract for deed, all inclusive trust deed, subject to or lease options and wholesale them to either other investors or owner occupants.