Just a bit of background, I am a first time buyer, I have enough capital to buy the first property with an FHA or similar low down payment, and then in about a year purchase a second with regular mortgage.

As long as you are in regular contact and are responsive to their needs, things tend to go smoothly.

@Steve Buchanan , I recently did a buy-fix-hold where I bought and rehabbed with my own money and then refinanced for a regular mortgage. 

I was woundering if there is some type of voicemail i could create that would explain to them that im out of the office and i will return there call during regular business hours.

Anywhere the LA County Sheriff patrols regularly I think are some.

I think it's unanimous you can't get solid deals regularly from the auction itself, but it is quite feasible if you catch it before the sale ;D

Is there a yearly max on how much the principle can be paid down each year (in addition to regular mortgage payments)?

Many of my guests are "regulars", so I try to do one "over the top" per year, and it usually turns into two or more. 

At this point, although she is paying on the note on a regular and timely basis, I am feeling a bit vulnerable as the note has not been recorded in the county docs.   

Why not go into Providence or Boston (assuming you live in Pawtucket) and get a job with one of the major accounting firms which would probably start around $70k vs building up to it plus get you benefits and a more regular schedule?