You don't really have a deal unless the owner has some equity in the property, start there, (use list source, rebogateway, your local title company to find lists, or scan the tax assessor website and do it yourself).

Force me to get the keys or sale the, could be a regular sale or s short sale.

This is a source of unending tenant problems.

Andres,Don’t give her a dime until she is out, it’s broomswept and she gives you the keys.

.- single family homes have higher % appreciation over townhomes- single family homes have generally more maintenance then townhomesThose are just some key points that at least i look at when considering my next investment property.With your price range however, it might be harder to get single family home in a good location.Hope that helps!

Best source of zoning and building code information is the city where the property is located. 

You'll get a greater ROI if you are hands on but it will also take up more of your time: visits to your investment area, finding reliable "boots on the ground", managing the process from afar...Personally I'd be looking at the full turn-key experience where you pay a bit more for the property but it is ready to go and you can enjoy getting the return on your investment.

Find out about any other assets and source of income. 

Once you develop a relationship with them they can be a great referral source for both sellers (listings that they can't sell and at the end of their contract) and buyers (were under contract and just about to close only to find out that they can't qualify for the loan).Hope that helps @Moises Suazo!

You may need to offer cash for keys or start the eviction process if you have the foreclosure deed in hand from Sheriff’s Office.