I am seeing several auctions and there is plenty of equity 50% or so) to make it a decent deal.my question is, for example HOA lien is 10k,  1st mortgage balance 100k   ARV 210kThis could get bid up to 110k or so, Does the trustee pay off the 1st (or applies excess above the 10k to the 1st)? 

Is that true or does seasoning only apply to new mortgages?

You can't, easily anyway, say that just because its a 50/50 ownership that only half the monthly payment applies to you or that since the "other owner" took out the loan that they are responsible for it. 

It seems I either have to wait half a year for “seasoning” (that Fannie Mae thing) so that I can apply for financing and get a mortgage on the property, or I take a financial hit with deferred financing, leaving 25% of my capital as equity and recouping only 75% - this seems to especially suck since I wouldn’t be able to take advantage of a hypothetical higher-than-purchase-price ARV.Another strategy I saw, by one of the Kwak brothers, was to buy a “nicer” home, then use the equity from that in the form of a HELOC, in conjunction with savings, to buy several rentals.

Look, everyone does D2D selling in some way, you are always persuading someone of something, be it who is the best hairstylist, the best house, the best restaurant, when applying for a job, and yes real estate.

The issue I'm discovering now is that, when I go to apply for a mortgage once I have completed this live in Reno, my debt to income ration will be too high.The solution I was planning to do is to add myself to the title of her home as joint tenancy and rent it out, at which point, I could claim 75% of the rental income towards offsetting my debt to income ratio, which would likely qualify me to obtain another home loan for another personal residence for my family to call our actual home.Does this seem like a sound solution or am I missing something?

I know Dodd-Frank limits the financing of residential mortgages, but I don't think this applies to vacant land.

Something that shows a few 3.5% down deals, with all the basic numbers.I've heard things like $200/door is a target but not sure that applies to a 3.5% down deal.

Also, what happens if you apply for a loan on a mortgage company website? 

I am someone who will fly/drive to the area I am interested and spend time looking around and checking out stuff.What @Chad McMahan said can be applied to checking out properties remotely.