So if you are starting to mail, you better come out of the gate with a well thought out mail piece or it could become very discouraging for the new guy.It seems sometimes the best option is for the generic yellow letter because it is tried and tested and people will call but with a formal letter like a lot of people send out with probates, the responses will typically not be as many so any feedback from experienced guys is always helpful.That's the main reason this site is so powerful..the ability to stand on the shoulders of successful people so you can get off on the right foot.I started mailing as a real estate agent 10 years ago when I started out and I got sold some really bad ideas that cost me a lot of money with no return.

Another typical sleazy sales tactic so a good sign this is not the best way to go. 

Typically you can scale faster being more active but is that what YOU want to do.

Get a plan with most of the details and then start looking for operators.

Thank youRegardsPanchamYou have a lot of questions...but in general governmental liens are not wiped out like IRS.The attorney for the authority or the government entity typically does not guarantee title. 

However, as a novice in this field, I'm seeking guidance from the experienced members of this forum.Background:Age: 31Business: Growing rapidly with substantial disposable income that isn't needed to grow or operate.

Typically the houses we rehab are 20 - 50 years old.

They typically expect 30-40% down and 10-15% in reserves depending on the risk factors of the property.  

Typically with a property this size you require the schedule E tax transcripts of the seller from the IRS.

It unlikely calls for a closing/sale without substantial completion, and the bank shouldn't have an issue with funding with a typical "punch list",  perhaps holding back a few grand.