The AML Program covers any business that, on behalf of one or more lenders, accepts a Technical Explanation of Anti Money Laundering Requirements completed mortgage loan application, even if the business does not in any manner engage in negotiating the terms of a loan.

I've tried to buy from Watermark but they either don't return my email inquiries or request that I call them, then try to justify their asking price rather than negotiate for a win/win.

I think there are lots of opportunities there if you can negotiate the right deal. 

You can judge & critique the price of the property all day by what the seller asking price is, but real deals are made all day by consistently making offers and through delicate negotiations.

@Amanda GrooverAs far as consolidating debt, that would depend on the interest rate you are paying for each major bill.If you consolidate then you may end up with 1 large bill with a higher interest than the smaller bills individually.You also forgo the ability to negotiate each bill to your advantage.Flexibility may be to your advantage right now.Analyze and talk to each creditor to determine what you can work out to your advantage.As far as purchasing your first rental, it sounds like you are stressing over current and past bills.That will increase with a rental property.How much stress can you handle?

Today I would see it was a minor problem, something that may help me negotiate down the price, and I would make an offer subject to inspection.

Then go thru second negotiation to get seller help towards repairs.I think one of the keys will be to be very transparent from the beginning that I'll be asking for seller help on repairs down the line.Has anybody else used this approach?

My think tank in smart living company name Forward Investments: is my internal group; no lets use you: Real Estate Investment office for example: accountant, bookkeeper, researcher, negotiator.

Earnest money is negotiable, or not, depending on who the seller is.  

HI @Earl LouisShort Sales are pre-foreclosure when you are negotiating with the bank on the borrowers behalf.REO's are post foreclosure after a property has gone to auction and no third party bid on it, so the bank takes ownership.Short sales are a hassle to do and usually are required by the lender to be listed.