Just kiddin'.Anyone going through foreclosure has several things going on: 1) They are under a lot of stress, 2) Everybody is mailing to them and knocking on their door, 3) They are embarrassed, 4) They feel helpless, 5) They have the belief that winning the lotto will bail them out at the last minute, 6) It's the bank's fault, 7) This can't be happening to them, 8) They don't want to sell, 9) The house (even though it has a leaky roof and hasn't been kept up) is worth more than market price, 10) Believe you are there to take advantage of them, 11) Believe the government should do more to protect them, 12) Believe that their payments reduce the principal directly proportionate to their payment (Have no concept of compound interest, what Einstein called "the 8th wonder of the world"). 13) They can file a Chapt 13 bankruptcy at the last minute and keep the house if they have income, 14) They will wait until the day before the sale and call you if none of the other solutions work.Your opening comment should be " I buy houses in the area and I was wondering if you or someone you know might be interested in selling".

My self-directed IRA is the lender on the refinancing of a property. 

Or does equitable interest not count because it is specifically for closing costs and isn’t attributed directly to the purchase price?

Oftentimes the auctions and direct mail campaigns can put newer investors out of their comfort zone so they are okay just taking properties off MLS

In my experience some, people like the direct approach while others like to to chit chat a while and get to know you before they will talk about business or they just hang up. 

Nothing could be simpler that the direct approach.

Lists like "10 things a landlord must know" that can be read in a minute and make someone feel good but leave them with no real information or direction.

With the service contract, I give the tenant the 24 hour emergency number, they call and make the appointment directly, and would know directly when they'll come.I keep a few space heaters around for emergencies, but with service contracts, I haven't used or needed them in years, and fortunately I had no complaints.

It would be best to ask your lender directly.

Since you are in Florida, uv levels are higher as  you move south towards the equator do to more direct line of light.