I guess, one thing we could do, if this thread doesn't receive a response telling us if there is one and when and where they meet, we could always begin one just with the people you respond to the thread. 

This can level the playing field for individuals looking to purchase a home for personal use.Potential for Profit: Investors may find HUD properties to be lucrative investment opportunities, especially if they can acquire the property at a discounted price and make necessary improvements before selling or renting it out.Cons:Limited Availability: HUD properties are often in high demand, and competition can be fierce, particularly for properties in desirable locations or with favorable characteristics.

The woman is generally more responsible, more consistent income (I know that most of the rest often comes from her), ambitious and does most of what it takes to keep the place looking nice. 

Think about the responsible people you know in your life. 

However, they are insinuating that because it was an "accident" they are not responsible.

Check what your lease says about utilities, who’s responsible for them being turned on/paying them, and so on.Connect with your local real estate attorney and get guidance on a course of action.

It's the tenant's responsibility to see that their rent is delivered to you by the first of the month. 

Her response was something along the lines of wait until mortgage rates are in the 5%'s and home valuations could increase by as much as 10%..When/if that happens, her argument is that sellers will be willing to relinquish their 2-3-4% rates causing inventory to increase and buyers will flood the market. 

I appreciate the quick response and simple over view of where to start. 

i think having 'discovery calls' with multiple brokers/lenders is always a good idea. see what loan products they can offer you, what their rates are like (but note that many tell you one thing & ultimately have to close you at another), and most importantly make sure you have a good gut feeling about them. make sure they're responsive and want to educate you & don't try to win your business by sh*tting on other lenders. it weirds me out that the person you talked to had said what they said. to my knowledge, rate shopping & getting your credit pulled for it multiple x in one 30-day span is just fine. all those hard inquiries fall off anyway. it's worth it to get a great loan product and a great rate. and they're wrong - not all lenders have the same products to offer!