So S8 not longer fits my strategy personally.  

Call all the auction companies in your area and get on their mailing listing (make a personal contract with auctioneer associates - let them know that you are a buyer)  they will email you a list of up-coming foreclosure auctions.Your benefit by getting to the owner early, is that you may be able to 1.take over the mortgage by making up the back payments 2. get a deed signed, 3. take over the existing mortgage 4. advise the owner how to delay or stop the mortgage foreclosure 5.

Whenever someone files for bankruptcy, there is an automatic stay of all legal proceedings against that person. 

Both an IRA and 401k can leverage with a mortgage, so long as the mortgage is non-recourse - meaning no personal guarantee from you.  

They are business credit cards which report to different agencies than your personal credit, so it wouldn't affect your personal status at all.

Ben, So what I am hearing you saying is you had a property in LA that was worth $755,000 and after the sale of that property, you cleared $366,000 which you turned and bought a property in Houston for $400,000 by using the $366,000 and adding $34,000 more in personal funds. am I correct in my understanding?

Under the FHA rejecting a person for the ESA dog is a form of discrimination against those with disabilities.Your post suggests that this person has passed all your screening criteria except for the ESA dog.

Personally, I'd never buy the biggest house, or the most expensive house on the street.

I have locked up one deal off the application and have offered in person on 2-3 other deals.

I will say that if you get some ducks in a row, things like a good cleaner, handy person etc, you could manage from farther away if you find a deal or area you are interested in.