Looks like you have a while to get into the lower tiers so target 70% of the high balance as your next plateau.

You have no obligation to renew but you can not target a protected class even if the individual decisions would be legal otherwise.Frankly, here is what I would do.Sit down with them and discuss what modifications they would like to make.

I'm going to target those properties that have been sitting for 180-365 days and make them an offer.

In my experience, trying to buy short sales or at the courthouse can be a beating, especially in a competitive market.As with just about any business, the key is to find a way to connect directly with distressed home sellers where you aren't competing with every other investor or first time home buyer out there.There are a lot of ways to do this - post-it note canvasing, direct mail, TV advertising to zip codes ($25 - $50 per spot), targeted internet marketing, etc.

I am targeting preforeclosures in Colorado, but I have not had much success yet finding motivated sellers.

When you see an opportunity take it, set your target and when it hits.

Their target is the average homeowner who knows no better.

Free and clear properties are more attractive targets (not only for litigation-happy folks but also - heaven forbid - for divorcing spouses).Consider your risk tolerance, of course, but consider using leverage on all your investment properties - even if you need to eventually keep your LTV around 60% or 50% so you can sleep better at night.

I would target that area for a distressed property.

What areas will you be targeting?