How would you reach the homeowner or resident in these situations?
I live in California, and own six tax liens in Arizona for which the redemption period has expired. I mailed out the 30 day notice to start foreclosure on five of them over the last two weeks.
One of the properties is a mobile home affixed to a permanent foundation in a remote Arizona town. There is a metal fence around the front yard, with a metal fence door. It's owned by M&M, a 69 year old single woman. USPS mail tracking states "No Access to Delivery Location" in the tracking website for the certified mail I sent her, and which got into her town on June 29. The message hasn't changed since.
While M&M hasn't paid her 2018 property taxes (which is why I own a lien almost ready to start foreclosure), and hasn't paid her 2021 and 2020 taxes either, she did pay her 2020 taxes less than three years ago. So, she may well be alive and trying to keep the property.
How do I get the 30 day notice delivered to her without driving 7 hours to her home? I suspect that if I sent her the letter by UPS or Fedex, it would be the same problem. I guess it doesn't hurt to try though, and hope that the UPS delivery man and the Fedex delivery man will put in more effort than the mailman. M&M name is very common. Both the first name and the last name. In fact, even though it's a small town, I managed to locate an M&M in it. Just not the right M&M.
I thought about hiring a private process server. That's the solution I am leaning towards right now. I thought about the sheriff's office, but I don't know whether they would deliver a 30 day notice to start foreclosure. But I suspect the process server would show up three times and, if the doesn't come to the fence, mail her the letter, and the letter won't get delivered to her.
Ideally, I would like to avoid real estate agents, brokers, or anybody else who makes a living in the same zip code as real estate. Just to avoid giving too much advance notice to other investors in the unlikely case that the property is, in fact, available for the taking.
What I am trying to avoid is hiring a lawyer on August 1 to start the foreclosure process, have the lawyer serve her with a summons, then she redeems the tax lien, and I will end up with a lien on her home for the amount I will have paid the lawyer, and waiting 10 years or so for the property to sell before getting my lawyer fee back.
Is there some private courier service that would show up to her home and, if he can't get to see M&M, would do some leg work (such as asking the neighbors, and, if she is around, leave the letter with one of the neighbors), instead of just leaving like the mailman did?
Same questions for another property owner, SBC. He took the dead as "<Last Name> B. C.". No first name, nor middle name, on the deed. Only the initials. I wasn't able to locate him and, when I sent him a letter, the post office marked it as "No Mailbox Receptacle", and returned it to me. Just like M&M, even though SBC didn't pay his 2018 taxes, he did pay his 2020 taxes two years ago. So, he is most likely around and would redeem his house if he knew that I sent him a 30 day notice.
Any ideas on how to deliver copies of the 30 days notices to M&M and SBC, besides a process server and the sheriff's office?