Have it printed on nice glossy card stock using a company like vista print. 7. be patient and give it time.

Personally I have used Williams, Zinman & Parham, several times with complete satisfaction.

I am very patient.

thanks lee and you're right o have to stay patient because I've been searching and I feel like I just keep going in circles lol  but and James were of great help and I will diligently search thanks again 

I am not sure of your DTI ratio's, but you will be required to count the full payment towards your DTI until you have 2 years of landlording experience (reporting on schedule E of tax returns), which could make it hard to continue the process right away without flipping a couple or being patient and getting to the 2 year mark!

Just have to be more patient?

They were happy to get the money since they had just spent all theirs on rent and deposit and I knew it would be cleaned to their satisfaction.  

Anyone still in business has learned their lesson and they aren't foreclosing in my opinion, unless they have the ability to document to the satisfaction of the courts that they do.

@Coby Herzog You just have to be more diligent and patient.

I'm new to real estate investing and have been reading books, forums, webinars, etc.I've made up my mind to buy my first property in 2016Even though a lot of people would say I'm in the least desirable place for this venture, I know there are ways to make it happen.Looking forward to learning from each other (I'll be learning a lot from you first) and continuing with this noble and patient road to wealth creation.