Does she know that in NJ for foreclosures that trade at sheriff's sale auctions, these are the requirements:1. cash only-no finance, 20 pct down at time of the auction2. as-is transactions3. no inspections4. no viewings (unless it is also listed as a short sale at the time)5. you are responsible for holdover tenants and holdover homeowners6. auction docket is not fixed, most properties get continued between 4-8x before selling at auctionThese are just a few of the pitfalls with buying foreclosures to live in.

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So I found a short sale property contacted the agent and tried to make an appointment for a viewing but unfortunately was unable to get a date because the owners wouldn't answer the agents calls , so I took matters into my own hands and took a trip to the property and knocked on the door and found out that the owner is out of town and will be back in a few weeks, note that the wife was the one who told me this ....

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According to them, without a lender I can't view the property. 

You can find templates online if you choose to send a letter or call and state what the template advises.For an accurate view of your credit report go to my myfico.com those are the reports banks use to view your credit report.

One thing that has evolved for me is how I view negotiations. 

When you throw in ICSC membership/conventions and travel expenses out of state to view properties with clients, the costs add up pretty quickly in this space.   

Depends on what your seller financing terms are and what you can do from an equity loan point of view.