State Specific Question About: VIRGINIA (VA)

Boy that is a touchy subject. Owner-occupied? They can't be happy about losing their house.

Owner occupied?

The only way I would even try: Knock on the door and identify yourself. Ask if they would be willing to let you look around. They might say yes... or might run you off with a shotgun.

With TENANT occupied foreclosures, I've just showed up dressed professionally with a clip board and my large adult son at my elbow. I pass myself off as an inspector (I am inspecting after all) and usually the tenant will let me in and tell me all about the place. I take pictures and check off my inspection form as I go.

"A couple of guys named Ben" - I like it.

Shannon,

Yikes!I'm as bold as they come but the times I've tried were scary. I'll never do it again. I don't even get out of the car.

People have guns and hide behind curtains. They believe the bank messed up and they are NOT losing their house no matter what the sheriff said.

What would YOU do if people were sniffing around the house you THINK will not be sold?

Non-owner occupied = $20.

Overall, most houses are the same. I bid assuming a medium amount of repair. Always flooring, paint, some smashed doors, new lights. I can see the outside and plan accordingly.

We just bought one a few months ago on the courthouse steps like this. It is owner-occupied and we didn't even go in. Just drove by. It has to be a good enough deal that it is worth it almost regardless of what it looks like inside. And if it is decent inside at all, then it becomes a super deal.

We're still in the Right of Redemption period (6 months here in Michigan for most people). I currently have NO intention of talking to the "owner" that is still in there until the 6 months have expired. I have a legal right to go in and inspect -- and I considered it -- but, basically, I don't want him to be constantly thinking about the option to redeem it!

So, we've decided to go the opposite route and have pretty much no contact with him until the 6 months have passed and he has forfeited any right to redeem it. In other words, once I own it for certain, then we'll talk to him about moving.

- John...

Glen: I think you may be underestimating the mental state of people in that phase of foreclosure. They are often delusional (as mentioned above). They don't think they will actually be thrown out. They stay to the very end until the Sheriff removes them -- and then they yell and scream that they have been unfairly kicked out, of course.

Point is: they will either see you as a vulture -- or as someone that can offer them nothing since they have no reason to sell since they aren't leaving.

Not always, of course, it might work now and then -- but I think that, much of the time, people at that point are not "normal" or "logical." They are beyond that and that can be bad/dangerous.

- John...