My wife and I settled on a small multi family approach, so we were able to purchase a duplex last December. 

I agree with the last poster.A quitclaim deed is totaly fine.

Always been rare we foreclose as most file but lately it seems like they are really waiting till the last second

Lastly, do you have a 401K you can borrow from or cash out? 

Great question, I saw a post yesterday that someone got a HELOC for a down payment on a property last June and the payment was $500/month, interest rates went up and now they're paying $850/month.

How many deals came directly from desk time over the last year?

Fidelity National Title charged me $1100 for the lender's title insurance for my last property.

I trust my realtor, he seems very honest, so I am plaining to visit after furnishing ( we will hire someone to furnish my place) before picture taken and make sure furnishing is well done and be there for picture taken and do last work ( organizing or cleaning...) 

Just put under application a bridge to bridge refinance for a multifamily loan, $17 million loan.This is the second bridge to bridge that we are doing in the last month.

This also gives me the opportunity to impress upon them how I handle tenants and the way I view the landlord/tenant relationship.