Christian,As Dave mentioned, I think explaining your situation to your LO and getting pre-approved is your best bet.

I'm betting on one of my tools not being there for me when I retire so that has made me even more determined to fine tune them all so that hopefully each of them will provide me the retirement I'm looking for.  

I'm sure a LOT of CA-based investors primarily bet on appreciation and pay out of pocket for the expenses & mortgage. 

The web side its hard to navigate and find instructions or applications. please if anyone   can give me specific directions i will approached appreciate it  

BP is the best resource on the web !

Like others have said, your best bet might be finding a home off market.

I bet it's not much.

At this point, we would like to get a reasonable quote and do it right so that we don't this headache in the long run.Will shy away from this kind of older property in the future to avoid digging up the ground to fix drain that looks like spider web with patches.

I digress thoughYa I was kind of shocked to that Lori had never met Wendy I bet she lives within 10 miles of us..

I think its just leveraging your local real estate agent is probably your best bet or maybe even possibly getting your RE license if you start doing enough deals.