Based on the quick glance of your link I could not find anything that referred to deficiency judgments or properties other than primary residences, can you point to where that is mentioned?

I always refer my clients to Lexington Law Firm they are inexpensive and they get results if you are patient.

Nohits from Craig's list, no hits from local newspaper (normal there), people with awful (not bad, awful) credit and bad landlord references.

The main challenge I see is to convince the seller that you are a good, well organized investor, who will take all the burden off of them, giving them regular guaranteed monthly payments, while they continue to receive all the tax benefits of ownership, during the term.

Mikeit is an option thats still on the table. i am not sure how people are in this market about lease options and contracts like that..plus alot of my contacts would be through MLS b/c i have no foundation, help, or contacts of my own so i would also be dealing with "regular" agents who don't quite understand the process and won't be able to give the seller an accurate idea of what the heck is going on. i need to first find out how to have no budget but still find sellers in preforeclosure. i need to find the business/legal papers and subscribe to that although i am sure the other investors have that lead as well. another idea that i saw through Armando Montelongo's book was to contact divorce and insurance lawyers to tell them I am interested in buying their clients homes.

Thanks Wheatie,I was referring to After rehab value when I said ARV.

To give you a point of reference, here is a raw land deal that I financed in TX that might give you some insight:- Raw Land not yet zoned/plated (45 acres)- Loan amount 506K (less a 75K holdback for entitlement)- 70 loan to value- 13% + 5 points- 1 year payback with interest only paymentsHope you can gleem some benefit...Regards,Scott Miller

Any one can refer any good online service please?

I guess to give a more detailed and more accurate answer, we would need to know what type of "investing" you are referring to.

You have to reference the do not call list, but otherwise you have somebody who could be interested in buying.