Is it just the judge that has to approve the sale or creditors as well?

Don't judge them just on their price because the most expensive manager may actually put more money in your pocket!

Most likely one of those problems that involve lawyers and judges who already generally dislike landlords.

(judge) is not allowed to act as a executor, Power of Attorney, Trustee, personal Rep., etc. 

@Steve Vaughan  its a live and learn I have funded a bunch of foreclosures in those states over the years and they are FAR MORE complex than what we deal with on the west coast.has to do with mortgage / right of redemption/ sherrifs power/ judge signing off etc etc.Whereas here on the west coast which is a Trust Deed  states the power of foreclosure is the Trustee and the sale is final no putting the Genie back in the bottle.. its goes to Deed Theory.

I got a judgement but the judge gave them until the end of October to leave.

Have the letter notarized & certified mail (You'll need this to show the judge)2. 

That doesn't mean that number changes only after I work with them, it could be a phone conversation or the immediate exchange of messages following the connection - I try be a good judge of character at the front end of the relationship so I'm not burned on the back.

Start with low risk, low reward deals and get some knowledge to be able to judge which risks are more likely to pay off in the future.

If it needs repairs, am I going to be able to accurately judge how much that will cost?