Yes James it is a lot of work, but your mail piece will stand out from the rest and get opened, and that’s the whole idea here.I was taught this method in person about 10 years ago by guru Ron LeGrand and the inventors of the yellow letter, John & Donna MacNeil.You can check out their short intro video here:http://www.youtube.com/watch?

I'm looking at a service that offers probate leads but I'm not sure if they can provide the address of the executor.

There are things like lead paint disclosures if your property is very old.

I have a lead which is a 5unit with a 3 car garage.

It depends on the number of units involved.For larger multifamily properties you start with a letter of intent which will lead to negotiations over due diligence which will eventually lead to either a purchase agreement and/or binding escrow instructions.

Hey BPers, I'm piggy-backing off of a thread I started in the Real Estate Marketing Forum: http://www.biggerpockets.com/forums/87/topics/113063-pre-foreclosure-foreclosure-leads-in-a-judicial-foreclosure-stateA quick summary for those not interested in reading that thread, foreclosure processes in judicial states are handled within the court system and as a result there are no public notices required like in non-judicial foreclosure states.

Once you land lets connect and see if I can help you with some local leads.

It's a numbers game Keep your motovated seller leads coming in consistantly.

My .02$As a experienced wholesaler, Im not sure your concerns are necessary.To ThomasThere are other expenses like marketing,buying leads, my phone, paper, ink, internet service, etc. etc. but all these things are just tallied up as cost of doing business.I use the same formula as above but sometimes I use .65 depending on the motivation level of the seller.Taxes are pro rated at closing, I dont buy any insurance (why would you?)

Failure on his part to do this leads me to believe that you giving notice on December 8, 2013, was acceptable, because the way it is written, you could give notice on any day in the last month and be adhering to his lease!