I then started thinking after seeing so many variations of lenders foreclosing, which ones may be easier to deal with.In my search I found Ocwen (that I hear nothing but bad news about in BP forum), regular banks like Bank of Mellon, Wells Fargo, Deutsche Bank, and others that are are more local to my area.All of the lis pendens I found I know are not all short sales but because they are in the foreclosure process, I'm wondering how to approach the owner or bank after looking at this list of properties.It doesn't seem to matter about whether it's a short sale or already at the 'almost-end' of the foreclosure process (when the bank gets the property) that it takes a long time because of so much red tape processing.

I have been recommending that out of state investors put their money a step-above my zero-appreciation area (43612 is the popular area), slower returns but less variation in the portfolio. 

It happens. and its all trial and error and recommendations from others. we used one that we met a Jet Lending event bigger company had a little tent set up.

Is this just trial and error? 

Title fees being the big one Other than registering the mortgage, you should not incur additional title fees unless there is a simultaneous change in registered ownership ... but, undoubtedly there will be variations between jurisdictions.

I'm doing a free trial through The CE Shop and it seems good but will be good enough to pass the state exam?

You basically have to go through a trial and error process.

I just signed up for a trial subscription with the Wall St Journal.

In watching the foreclosure proceedings here (which are educational/entertaining/addicting) the biggest reason for a foreclosure getting kicked, and having to start over, is if they actually have a trial, and the "witness" for the plaintiff, which should be a rep of the servicer, doesn't have all the proper paper work, and more importantly can not speak to the "accuracy" of the payment history print out and explain their "industry standard business practices, controls and procedures".

*You mentioned a relative who retired from sales - if it were me, I'd at least have a conversation with him and see if you can work out a trial period for him to answer the phone.