@Brianna Schmidt She is impossible to reach by phone and rarely responds to emails.

That way it's a quick phone call with the homeowner and you can move on if there is no margin.

I sent one this morning to a guy with pic of the property, his note and deed all filled out with his name and the numbers we discussed on the phone, purchase price (I paid cash for it last week), scope of work with estimates, ARV and how I got there.

These are such things like (electric and water bill payments, phone bill payments, unreported car payments, insurance payments, various rental payments,and other bills you pay on a regular basis...) if this is true, where will I start with trying to get my monthly bills added to my credit report?

Do you mail to all types of exec's and admin's??

To do this you have some admin fees plus pay/redeem all the other outstanding tax certificates, and hope the property sells for enough at auction to cover all this.

Can you help rehab, answer phones, or chase down leads?

after i call him on the phone to learn about the house, i set up a meeting.

Why don't you do another mailing to the same list, but this time include a sentence or two that says: "If you previously responded to this mailing, please call me at [INSERT A NEW/DIFFERENT PHONE NUMBER from the first mailing].

Or answer the phone at a Real Estate agency.