I've been sending direct mail (yellow postcards) to absentee owners in DuPage and Kane County, over the last 5-6 months and I've been averaging a 1.2% - 1.5% response rate, which I understand to be pretty decent.  

Also, I like to have a full understanding of every market that I invest in and be involved in the acquisition process, it would be tough to be heavily involved buying far away and I'd have to fully rely/trust the person I'm working with.

60-150k for ARV is a huge range for ARV.First thing I would do here is narrow the ARV down as much as you can before you spend time really digging into the seller financing piece.Next I would try to understand what the property needs for updates and what that's going to cost you.  

I'm more eager to learn and understand 100% what my goal is before I even make a purchase.

1.Focus on a market or sub-market depending on size or ability to cover market2.Know as much as you can about the market, inventory in the market & build relationships with the owners/brokers of properties between 10-100 units.3.Clearly articulate your business plan and investment criteria to owners/brokersBuilding relationships and understanding the inventory in market will turn over the deals you are looking for.

Through what I have heard/read, one can work with NPN's and its headache if your willing to put in the time, understand the regulations, hire services, and go through the much needed process.

Ignore the 1-2% rules on here but understand that entry to play in NJ is high.

My understanding of the foreclosed properties these days, is that they all are listed with agents.

It's my understanding that to deliver a 'marketable title', the seller must eliminate the liens.

Understand sometimes it takes 6 months to 1 year of getting mailers before they contact you.