The apartment is in good condition, with lots of nifty upgrades (new cabinets, closet organizers, etc), in a great location, and very close to major area employers.

I've sent an EDDM before and the response rate was quite low, but I think I missed an opportunity to stand out and deliver an exciting, unique message.

I have had good success with Jones Act Tax Sales in New Jersey (it is its own unique beast in NJ OTC liens) but it is much more intensive and tougher to find deals.

Everyone needs to understand that there are enough laws out there to nail anyone if the powers to be want you nailed, there really isn't some unique law or regulation that will be avoided the same way for multiple operators, your case will always be different.Walking a thin line is a risk assessment, the parties involved, the intent of the parties, their financial position,  and experience, what is customary in your area, political views and opinions of your local courts, the degree of a violation, the public harm at risk, if any losses were suffered and other implications of you following some loophole.

I was referred to Ron Phillips and his group and have been VERY impressed by their organization, RP Capital.

Our daughter was so organized when she and her husband bought their house we just helped them get furniture for it.

Hopefully you have a prime location on unique property.

My situation may be unique as I am a broker, but that was what I was told.Also, if you take a look at the CAR forms, you will see that there are quite a few sections that ask for selling/listing agents/companies, etc.

And you get notified instantly when a deposit it made, and each barcode is unique to that rent payment so you know exactly what months rent they are paying and which tenant is paying what.

It shows that you're serious, thoughtful and organized.