or 3. have to go down to the tax office to make an offer?

I have zero investing experience.Background...After speaking with a loan officer she suggested an agent that has worked with investors.  

I would suggest talking to a loan officer at your local bank to see what FHA product you may be able to qualify for. 

Is there a good community on this site of investors that do office, retail & industrial investments? 

I am originally from an tiny island called Guam, but now currently in San Clamente, CA.

Hi Evan,My office has a lot of Fannie Mae listings and I'm familiar with the contracts.

The transaction was done at an attorney's office and processed through a title company, it did not involve lenders or realtors. 

This is commonly misunderstood and I could spend some time answering the question, but to be brief; loan officers get paid every time they do a loan.  

I started in 2002 in the world of real estate services as a loan officer.

About me:Towards the end of a long rewarding career on the Cuyahoga Falls Fire Department and as a Rescue Squad Officer on DHS/FEMA Ohio Task Force One, I began investing in real estate, both from a rehab/turn-over and a buy-and-hold approach.