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You should contact ACAR on Monday morning and they will give you their procedure and timelines which appear to be different from us in California.I did everything with my local board in person and received everything I needed immediately.Sorry I couldn't be of more help.

That may mean doing something that may make you uncomfortable such as calling them directly if you can get a number or knocking on their door, but you can at least start any discussion with "I live in this property and would like to stay there" so as not to sound like some vulture circling like other investors may appear to them.

This is a foreclouse and appears atleast 25% under market value at the price i'm offering and wouldnt need any significant repairs at this point.  

. :)- I have no idea what would appear if you literally had a perfect credit score.

Does appear to be a bit gray.

Luckily, I did not opt for the cheap route and appear to have pretty solid coverage (I did go with the higher deductible at $3k).I would love to get some feedback or input from anyone that has dealt with this before.

From other discussions I've read, it appears that everyone is really here to help each other out so I'm taking a leap of faith.  

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It appears to cash flow well, but I've never done a deal this big before and I'm wondering if there is a good place on these forums in which I could post the terms we're looking at and ask community members their thoughts, as well as for advice and any red flags.