it's time to retire : )So I'm not a competitor to anyone for properties, I'm a consultant and investor trainer (free to people that help me).Where's a good place to meet?

That implies to me that you may be eligible for other low-income first-time homebuyer's grants.

I didn't mean to imply that a title company is the only way, and you make excellent points.

@David Faulkner, I've considered live-in flips but have not looked for small, ugly homes and adding rooms (I think that's what you are implying).

I'm not joking, nor am I trying to imply that you would necessarily lose money.

It would be a tough sell if you your implying your trying to flip from a far.

@Aris Dizon i took my license in San Diego and the best way to prepare in my opinion is to take the prep course from real estate trainers.

If a down payment was made, it would no longer be sitting in a Buyer/Borrower's bank account as it implies the action is complete.  

. = ($7,500)Less: My costs to travel back & forth ($3,000)Realistic NOI in year 1 =~ $38,000  Implied value at 7% cap = $543KImplied cap rate @ $850K = 4.5%What needs work in the building?

I work full time as an Engineering Trainer for an Oil & Gas Company and have been investing in real estate since 2009.