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.  

I would like a small cut of profeit but the knowlage and experience is what im truly after.

Should they NOT want to sell the home with us - we have to cut ties or wait until the tenant vacates before turning it over to another outside agency.  

I would expect a small cut of profit but as i said im mainly looking for expirence.