You just have to find a bank or lender that participates. 

I found it myself on Redfin and gave a low ball offer, the bank countered a little higher and we accepted.

I wanted to convince the seller that my top price would be the best they will get, and it would make the most sense to accept it right away.

Use a title company if they accept your offer, and speak with a local realtor to see what the property is worth.

Alternatively, you can work with a CPA who is also a Certified Acceptance Agent (CAA) and this saves you from having to mail original documents to the IRS.

If you’re the high bid, you may or may not have met the undisclosed reserve.Generally you get clear title, read the auction terms.Always pay for your own title insurance, do Not take the “free” title insurance...it is an incomplete search and recorded liens will be exempt.Payment terms should be fairly obvious...a deposit is required upon acceptance of bid, closing in how many ever days are specified.  

If it is what the seller is paying, it’s an indication of what you might be able to get, but I would not assume it’s what you’ll end up paying.A few things to check when doing due diligence on the insurance.....Cutting back the insurance coverage prior to the sale is a strategy to give assets a higher return.The seller may be able to insure the building for what they paid for it 10 years ago, say $100,000, and now you need to insure $200,000 to satisfy the bank loan.  

you can search by score and see what banks, merchants approve in that range, and what bureau they pull from typically. 

Which banks who you recommend working with for loans and why? 

The 10% to my investor is guaranteed and after the refi, I would be paying 5.75% to the bank.