I asked both of them how much they charge (which is the same) and the realtor that flips gave us a descriptive detail on why, while the other did not (raised a red flag to me) Now they both are assuming that we are going to use them... 

Since the intent from the get go is to actually purchase as a investment property and the owner occupation is really just a manipulation of Mortgage regulations this would be a more accurate description of that intent.

Also, I have never met a financial advisor who didnt have a job. 

- Is my description of closing anywhere close to accurate?

I have one now where a private lender recorded a DoT with a new legal description a few days before our settlement.

While Amateurish may not be a exact description you need to understand that there are a lot of people out there hoping for landlords to make grave mistakes. 

As long as your description is detailed, pictures are professional/clean, and your rental is priced fairly, you should begin to get lead calls!

All I'm saying is that in this market, where there are few properties available and even less at price points that make sense, it's necessary to move quickly and not in your best interest to miss any that come on the market that fit your description.

The descriptions mentions that it is income - expense ratio?

Start with a neighborhood or zip code to focus on, check with realtors on where other investors are lookingTax delinquent propertiesLocal assessor to get contact info - see description belowMay be best to just get a plot of landMortgage delinquent propertiesLocal County Court - ask for “Notices of Default”County Recorder - http://www.netronline.com/ search via zip code for foreclosuresContact Lenders - ask to speak with who handles foreclosures3.Go through a wholesaler******* This could potentially save you massive amounts of time and headache1.