Freddie Mac and Fannie Mae, kind of like special lenders, offer good rates but need well-kept properties with lower down payments and longer payback times.

Every state has a unique set of laws and regulations regarding the foreclosure process, so your ability to succeed will depend largely on where you're operating.Also, all three of these require advanced skills and background, so I wouldn't necessarily start here.That said, if you do then be sure to get top-notch training and complete deal documentation from folks who have seen at least one full real estate cycle.Rather than specializing so soon in your real estate career, I would instead recommend just getting in front of as many real estate owners with problems.Just getting really good at talking (and listening!) 

Caveat, experienced investors rarely "shop" they usually have one or two lenders that specialize in certain products, keep all of the investor's data on file with current documents and they tend to care more about convenience, experience, and just getting the deal closed so they will continue to go to the same lender who can make that happen. 

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLCsuch as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.

Just shoot me a A big part of why I posted in here was so I could be able to reach multiple brokers across the country who specialize in real estate investing with hopes of connecting with them.

Do you specialize in residential or commercial market?

(Google Florida condo special assessments)  And, you are correct, the HOA can impose numerous limitations that prevent it from being a good investment.

Becoming more popular and less special every day, but there is a timeline where it will work for sure.

Just like Nathan Gesner said above, it's not anything special.

Best to find someone who specializes in bathroom remodeling to help her out.As for me, I prefer Delta.