We have a lot of Federal Employee Credit Unions here in the DC, and I wont let my buyers use them, nor will I accept an offer if that is the lender since I know there is a 90% chance they will have a delay.  

You don't have to pay for the writ at the occupancy hearing, but it's only like $13 so just pay for it just in case...NOTE: after you file eviction, do NOT accept any rent money from the tenant..

the bank didnt accept the offer.. they gave the realtor the price to make it work.. so now I'm wondering how long will that take

I do currently have a rental unit in Weehawken, NJ, but looking to invest in texas instead.I found a property in Katy, TX which I have made an offer and was accepted.

For me I struggled to find a deal and to even have offers accepted in the beginning.

@Krystal Baker, that's not acceptable.

Competing with small mom and pop investors with 30 and 100 Billion (with a B) dollars, it wasn't real possible to compete for the same houses, because they would accept much lower returns.

I know that I'll have to wait a little while to be able to get traditional financing.I was thinking I could do an owner occupy deal and live there for another 1-2 years (1 year to finish my lease then present my landlord with my proposal, if she accepts, live there for another year to fulfill owner-occupy terms, and be at my job long enough to get traditional financing.) 

That's probably the only negative I see to the owner being in a foreclosure situation--and if it's not a short sale, you won't have to worry about that (on the flip side, he or she will probably be motivated to accept any offer that they get, so that bodes well, but you may be, or may already be, competing with other offers).Things I would be curious to know about: are all of the utilities separate?

Knowing who negotiates in good faith and who is an a**hole,  knowing who can close and who wont (This extends to accepting offers with financing from certain lenders) all lends weight and credibility to the offer, or detracts from the offer.