He is here in my town.  He is not behind on payments yet, but his ARM is about to reset and he can't keep up.  We discussed his options.  He is waiting to see if the bank will freeze the reset for 2 years.  If not, we discussed deed in lieu of foreclosure and short sales, etc.  He said he will keep in touch, I sent out a letter and business cards so he'll be more likely to call me back.

I'm looking at some more REOs and figuring out what offers to make soon.  I want to get to making 3-5 per week.