If you call the county clerk, make sure you clarify that you are looking for the location of mortgage foreclosure auctions, not tax foreclosure auctions.The bidding procedure varies from state to state, so you should become familiar with the procedure in your area before bidding at an auction.

Let's say I was faced with a decision of, "Well, it'll cost $2,500 for the procedure but he'll only have about 6 more months."

The American Land Title Association (ALTA) governs member title insurers and real estate settlement procedures.

I talked to the investor the next day, I mentioned that I saw him at the property, he said that was part of his standard procedure, when the auction started a guy outbid us both almost instantly, lol.  

Could just be as simple as a poorly run business, bad customer service, bad repeatable process and procedures, culture, etc.  

I basically just use all free places to post an ad and have good screening procedures. 

If I have to supply some sort of paid paperwork, can anyone tell me what procedures I have to go through?

Currently I'm thinking about offering both debt and equity styles of investments, so I would like to find out the legal documents and procedures in setting up such structure.

Also ask what their procedure is if you get audited. 

I am not aware of most communications between the seller and the current tenants, but did see letters from one very experienced landlord to his current tenants that offered them some reassurance by stating what the typical procedures looked like and what the laws were protecting them.