I have structured a few deals directly with the seller.

Auctions can be a great lead source but you will want to shadow someone with auction experience before you dive into this strategy yourself.The best way to find off market deals in my opinion is by doing your own direct marketing. 

. - I use several of the list filtering options EXCEPT for the tax distressed option, because I've found that particular item isn't reliable in all areas).When I need to get a delinquent tax list specifically, I always get it directly from the county.

I will touch base via a BP forum when I get some clear vetted direction. 

Account Closed I'm not saying that wholesaling or investors directly marketing to homeowners is taking advantage of them and I do believe that you should get paid for your effort. 

Hey everyone, thank you for the pleasant welcome and links to guide me in the right direction.

I was curious what others are using to accurately track their direct mail campaigns?

They may be able to point you in the right direction for your area.

its like anything real estate related there are always a few that rise to the top.. ones with proper capitalization , ability and market knowledge and are very very good at sales.. others usually just blow their few grand on direct mail never do anything and chalk it up to that don't work !

If market Change the direction, those will be cut the knee properties.