J Scott - I agree with your statement and would be stupid to think that was not reality.I can only worry about how I conduct my business and try to give the best advice possible to other companies.

How do I represent myself to the bank when conducting a short sale?

Definitely need to look at finding a new title attorney if you are going to continue to conduct owner finance transactions.

Basically anything you spend, plus mileage you use looking at properties or otherwise conducting business.

I purchased a training program and it seems to be very direct and to the point, however, there are no examples of how to conduct the conversation with the seller?!

I have a POA that allows her to conduct the business of the corp if I become sick or incapacitated.

Spencer,Texas does Tax Deed sales and they are usually the first Tuesday of the month.In Texas, the counties hire law firms to conduct the sales.

I would negotiate for putting lock boxes and conducting showings earlier but agree not to post for sale signs on the property.  

When a sandwich LO is conducted, what is the safest way for me to collect my up front fee and monthly profit and possible end sale profit?

Depends on what company is conducting the auction and the rules and regulations.Most I have seen do not approve assigning etc. to another party for a fee.