I had no choice in the matter...they use replacement cost as their criteria.

(Just FYI: in the state of Arizona, on a fourplex, the loan limit is $521,250 - significantly higher than the traditional $271K that everyone thinks of when FHA is mentioned.)  

Your investment to join is a very wise choice.

This was common many years ago, but if you ultimately want to go with a traditional underwriter (freddie, fannie, etc) then you can get into trouble if the seller (landlord) has been giving you money (rent) toward your downpayment.

Wasn't me 9 months ago, I haven't yet done much speaking out of our coverage area.The tools mentioned in the posts above are probably your best choice nationally.

Welcome @Sean Erhardt Wise choice joining BP - a great place to learn and network!

My credit is fair so not thinking I can get a traditional loan. 

I had the same choice and I chose an attorney and it's only me.  

I like the concept @Christian Hutchinson  especially if you can use them in rougher areas were tenants are traditionally hard on properties.. these could literally be bullet proof .

Is there anyway to execute traditional financing ahead of the auction, or is a short sale or all cash my only option?