I am spit balling an idea and I wanted to run it by you all.Can I use a HML for a foreclosure and then refi into a conventional/VA loan after X months?

There is a law day in place for a strict foreclosure proceeding coming up.

If you DIY, it opens you up to any number of legal issues, clear title, usury or whatever else a bleeding heart attorney might think up if you ever have to foreclosure for nonpayment. 

I recently purchased an out-of-state foreclosure property, now I have several people interested in seeing it to buy it, one has even already offered a cash offer that I would definitely accept, but its pending them seeing the inside of the property before signing a contract. 

I'm looking at a property in foreclosure, or pre-foreclosure.

There are properties listed under "Pre-Foreclosure" on Zillow and a lot of them.  

That's weird because Stewart's virtual underwriter website provides a Georgia form “foreclosure due process endorsement” when certified by Tax Title Services. 

Foreclosure?

We bought it out of foreclosure.

Tell them that you have seen people facing foreclosure who have been able to get out from under an obligation that they could no longer handle.