It seems quite possible if not a certainty that federal budget cuts in the near term could drastically reduce social welfare programs.  

Shortcut through the eviction process in MN is drug use, cuts eviction timeline in half.

That's just normal closing costs, realtor fees (I can cut this down drastically), excise tax on sale, inspectors, appraisers and anyone else I'm forgetting.I'm walking away with a hefty profit still, but being a frugal kind of guy it pains me to see soooo much of my money go to transaction costs.

I started to invest in real estate last year,I bought two properties and used all my savings. after that my job slowed down and I got a cut on my paycheck for like 50%,I started to pay late in all of my bills,my credit went down and I am still having a hard time to get back on my feet.

How long before an auction would you say the cut off time is for reaching an agreement...or can a deal be struck up until the day before an auction?

-If I'm cutting it this close with trying to dance around PMI, should I maybe just suck it up and rent for another year until I can afford a proper down payment?

In the beginning I did negotiate and I can't remember a time it went well, the first time they run into a delay they're going to get restless and not want to be there anymore, this is where corner cutting and delays start. 

I found out an interesting deal for out of state investment as I am in CA,as I started to look around I found out OK has a great and stable economyand because of oil findings there are many jobs and opportunities out there including lots of new construction.Please comment on this dealBrand new, not yet build - 270k duplexbuilder warranties3bd 2ba 2 car garage each door1st year HOA is waived, subsequent year is 150 per mo. with amenities gym, cut grass, etcestimated rent 2300 per mo.Property management charges 7% mo. and 700 for 1st mo. rentGreat location, quiet street, 20 min from OKCIts surrounded by mostly sfr 150k+ Deal or no Deal?

In other words cut your losses and you will have a profit.

You aren't "cutting losses" if you throw your hands up.