I chose to chase Deed of Trust foreclosures.Foreclosures are public notice.

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I'm exploring the idea of consolidating multiple underperforming rental properties into fewer, more stable ones using a 1031 exchange.
The concept: Trade 3-5 distressed properties (constant repairs, problem tenants, ...

Usually it's a 90 day or so, public notice period.

But we're not allowed to offer you our services, not publicly and not privately.

They also have a free directory and publicity program for organic exposure.Has anyone in the Triad (or similar markets) tried REB for leads?

I've read through the IRS publication 523. 

Also keep an eye on public records for pre-foreclosures or probate filings; those are often low-cost, high-ROI sources if you’re willing to put in a bit of legwork.

I kinda do prefer if my name isn't on public file This is the first time you mentioned your reasoning - which is anonymity.  

Jimmy, in Phoenix the most effective approach is to start with county public records for notices of default and pre-foreclosure filings.