I have outlined my target markets and towns, I have also started reaching out to the town assessors for property owners lists and a special request to highlight and show the owners and properties that have any tax liens, etc.

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbook You might consider Niche or Specialized Housing like student housing.

If you develop good relationships (schmooze) with the key people at the store, they will clue you in to the special pricing.

To be honest, it never occured to me to check on utilities when a tenant moves out.Check that your locality is allowed to add liens to your property, if you had not been in possession of it when those charges occured.In Georgia utilities are not allowed to do it, but yhe water company does it routinely and will lie straight into your face until you produce the law.

If it's good, evict like anyone else, they are not entitled to special treatment.OTOH, agree and keep a govt. tenant.

Why would it be any different than getting cashed out then making the same mortgage on an unrelated property to someone else (Which I can't imagine would be a scenario with any special tax benefits)?

You can buy as you described.Since this is your father, you can use a quit-claim or a special warranty deed, but, you need to modify these standard deeds to reflect the interest conveyed.

There really is no right "special secret" of what to say when you call but just be genuine, take action, keep at it, then adapt as needed.Best of luck!

the private lender i listed before specialize in inheritance loans .They fund mortgages to trust & estate Administrators (Will or No Will), Executors, Trustees .

I might even sign a release reserving the right to buy at my price if the brother doesn't buy and retain full title only in his name and maintain possession for x years, that might change the brothers attempts to make a buck by cutting you out or turning it into a rental, etc.