Keep in mind I'm in AL (sometimes termed a non legal state -where there's no legal court proceeding prior to foreclosure.

Its a non-issue.

The with a non-bank lender, the strength of the property, not the borrower, qualifies for the Loan.

Once you find a buyer, get a minimum  $2k non-refundable deposit from them upfront.

For example, I was in Albuquerque two weeks ago and found properties that cashflowed with ZERO down as non owner occupied purchases.

I'm pretty sure it was sponsored by the local MLS and was probably using one of the public access channels the cable companies have to have.

I think your best resource may be a local publication. try googling forclosure and *your area or town*locally, we have a publication called the recorder. it costs something along the lines of $175/3 months.it lists all of the forclosure sales happening, times and dates. but it is also where they publish public notices to defaulters.as in "this is hereby notice that on such and such a date, your home will be siezed..."

Now if they really want to have a non-performing asset on their books for that long there is just something seriously wrong with them and I would have a hard time believing they won't get off their stubborn asses and make the deal happen.

Depending on the county and whether your state is a non disclosure state, but go to the county Central appraisal district, search by address or owner name and it should give you assessed value, owner, last sapes date and price etc.

Non-recourse only.