I wrote a blog post about some things you can do to increase your odds: http://www.biggerpockets.com/renewsblog/2012/05/27/financing-first-real-estate-deal-pitch-new-business-banks/If indeed you cannot get bank financing, figure out what it takes.

Oddly, that is the most complicated question I've ever seen asked here on BP.

I read through the rules and one that I thought was odd was this...

In this market, if the payments are made in a timely fashion the odds of that lender initiating a call are precisely zero.

Does this policy seem odd?

Don't go there as the second you miss any mark they can be on you and the odds are, if you make any guarantee or even show higher figures that may be construed as being part of the offer, you're done!

When I inquired for more details the guy would not come on phone and kept saying he is at work etc and would only text me at odd hours.

The difference is they have other properties they can put up for collateral, reserves they can show, etc.If I give you as a seller a nice performing property and you have no experience the odds of success are very low and I can kiss that 15% note goodbye.

What seems odd to me is why the listing agent is complaining.How can she lose her listing agreement with HUD?

Even if your education does not set you up to be a full time investor, odds are it will help you land a job that pays better than what you would get without formal education.