Thanks @EricPedersen, I just went on google maps, typed in my target home address and then typed realtor to search for the local offices.

We pay our owners via ACH which is far more efficient than mailing checks.You may want to talk to some other banks as some are more ACH friendly than others.Were getting ready to switch to a bank that does not even charge fees for ACH.

I did some research on the LLC and found litigation at the LLC's address on file with the county.  

Stamp, with an ink address stamped on the back for return address, and a note that says something like,“Thank you so much for investing little bit of time with me, and I’m certain of the ideas we talked about regarding your house situation will definitely help solve the problem you’re trying to solve.Here’s an extra business card, and please scotch tape it to the refrigerator so you can find my number easily.Best wishes,Brian GibbonsInnovative Property Solutions LLC”______________________________________________ Now that we have the “image issue” out of the way we can work on the language.The language of building rapport How do you connect with the seller?

But to address Mike Hartzog's comment above, the BPO does determine (sometimes inaccurately) the rough value of the property but what it doesn't determine is the way you exit the note and the outcome of the deal.

My suggestion is like the others: Drive around looking for ugly houses, check the tax records for the mailing address, then start a mailing campaign.

If you do not complete the construction efficiently and do not know your market you may not.

So far the home is currently in lis pendas  deed is still under the late fathers name. the only thing that confuses me is the fact that the property taxes are going to a random address to this other person who is actually paying the taxes on time. now i don't know what my next move should be, any suggestions or ideas of what i should do next cause i'm stuck..... i hope my story makes sense  

I need to establish who the most motivated sellers may be on this list and for efficiency's sake, focus my firstdirect mail campaign on these owners.Does anyone have any advice or best practices when targeting tax delinquent owners?

The seller has a problem that they are not willing to address--you are helping them, not the other way around.