I'd mail an initial letter but if it was a local absentee owner or the mail was returned and I found them at another address- I'd go visit in person.

I do see mobile home sales lots have great prices on mobiles on there lot but be careful of the year and check with the county you plan to explore.

Please take your time and full explore all that BP has to offer.

I would manage these myself I have 5 condos and I don't spend much time with them at all.

This is not legal, unless it is disclosed be ready to do business, since you are paying cash, have that cash ready; get credit lines, borrow money and put it in account for your auction business, have partners (preferable family) with the cash ready to useget your name on the mailing list of all of the auction companies in your area so that you are notified of salestalk to the auction associate in charge to try to get some inside information about the sale; is it owner ordered, bank auction, foreclosures, will they accept a precaution offerask questions, what is the reserve (sometimes they will tell you, sometimes they won't, what is the balance of the mortgage, if your are the high bidder will you get the property free and clear of any liens what is the first deposit, what is what is the second deposit is there interest on the high bid from the day of sale to day of settlement (this could be very expensive), there are times when due to a legal situation, the trustee can't settle the property immediately and it may take 6 months or longer, this means that you may be paying 1% or more per month until settlement.how soon will you have to settle, 5 days, 10 days, 30 dayscan you have possession immediately (you should get this, it will give you a head start on cleaning the property up and prepping for re-sale or rentalwill the auction company disclose any known defects (septic system failure, well failure, termites, water problems...etc,ask for a copy of the auction contract and forms you will be required to sign and read every word......make sure you understand what you are committing to do (many of those contracts have hidden clauses that will hurt youwill they accept your business or personal check (try to get approved to use your checks (most auction companies require certified funds, if that is a requirement, get a certified check made out to you)make sure you have good comparable sales data, you need to know what the value is and what you can sell it for immediately if you have to, try to understand the repair cost alsoyou may want to consider selling the property (assignment) before settlementset your high bid price and don't go highercheck out your competition at the sale, most of these folks are professional buyers (predators) and will out bid you or give you a chance to out-bid yourself......be careful, try to get to know them (you will see them at every auction sale, they are really good at what they do.

Cliff we preleased 2 already and will have no problem with them at 795 per unit.

Also, depending on the tax bracket and age of the seller it might be worth exploring the option of the 400,000 being paid  as a consultant days during certain revenue benchmarks  or occupancy benchmarks bench marks being met.

Getting to a seller one on one where the property is off market and catching them at the right time.

Hi Raj, although I am in the beginning stages of exploring the Atlanta market myself and can't give much insight there.

Explore North Central Florida and see its expanding.Central Florida from Daytona Beach to Kissimmee areas are expanding and will never be dependent on Disney World (which is GLOBALY KNOWN anyway and will never have major problems).