My property manager is the core of my team, and the geographical leader in each market.

Had been sitting on the sidelines so long but finally after discovering BP I learned the lingo, started listening religiously and boom, within a year I have my first deal.

Karen,Definitely a leader in the U.S.A and much of North America, though there are other places which exceed even California's standards (Australia for water consumption; Germany for renewables; Scandinavia and {part of} Canada for insulation, etc)

I watch the MLS religiously here, so this never was posted for sale, or as a short previously.Is there anything I can do now to get a short sale approved before the foreclosure?

Certainly you can do both, but one of these will sort of be the leader in your deal.

Accepted practice is not what you read in forums posted by 200 folks, such posts are often unethical and unfair dealings or can be, accepted practice is more to practices that a judge would determine acceptable, what regulators consider acceptable or law enforcement, it's not your opinion based on how one was raised or personal views or religious convictions.Ethics is very much part of the foundation for any successful business, it's an area many never study or consider as they often think they know or that by doing things others do will keep them within acceptable limits.

Learn to function as a leader, not a doer.

I say, choose the right neighborhood and be a leader!!! 

True stewards and leaders in the industry.

@Matt Faircloth and his wife who are a frequent contributor on Bigger Pockets are one of the group leaders for this sub group.