Assuming you get a hold of the owner (Which sounds like a ghost hunt), unless you are an all cash buyer, doesn't sound like you have the time to negotiate a sale with the owner before the foreclosure.

We negotiated with the sellers to 135k and they're willing to finance 20% of the down payment.

Been negotiating and gathering info on an 8 unit building in Clayton, MO, a very affluent area of St Louis.  

It's all negotiable. 

We are fairly confident that we can negotiate a favorable seller financed deal.

How do you negotiate an over the counter tax lien with the State of Alabama?

Also are banks negotiable on REO properties?

Make sure to know the tax date or rate on the county that  you buy property from and negotiate tax credit with buyer before. 

[How I think it would go] -> You Find a House -> Contact Owner -> If Good Price buy it and finance it [I do not know how I go about buying the property] -> while financing find a buyer [Not yet sure how to find a buyer efficiently] -> Negotiate and Sell [Not sure on how to protect myself]So basically I just need to know what papers are involved, how do I get the papers, Who do I need to get the house in my hands and then gone.Thank you for any help in advance

Once that process if complete we have a final negotiation and part ways or go under contract.