@Tajuana W.You would be well served to find a local active investor to partner with on your first 5 to 10 deals so you will learn how to properly research property values, learn acquisition and exit strategies, learn how to draft a proper contract, etc. 

My pitch to them was strictly selling myself and my business  to them, knowing I had competition for the dollars and having a Plan A B C D E F for any question they could throw at me.  

A&E a counter offer of 15k higher than the winning bid.

While we are buying as much as possible her e(great area!)

Perhaps there was a lienholder the bank had a difficult time tracking down to provide proper notice, maybe the lady filed bankruptcy AFTER foreclosure proceedings were filed (this always throws a wrench in things).

@Sonya Stovall   @Randy E. 

I currently have about 100 plus contacts of guys who make 200k a year, and are looking for other streams of income (go look at oil prices).I need help with proper research, establishing property values.   

If I am charged one penny more than i am supposed to be in a transaction and i am not properly notified and have time to figure it out if the property is still in my affordability range and worthwhile to me.....

@Randy E.

Even if he has to show the seller your offer by law, he will advise the seller not to consider it without proper POF.Additionally, when POF is a given in transactions nowadays, not providing any POF raises so many red flags, the seller would literally be stupid to execute the contract.I think @Annie Bliss gave you the best advice so far if you really have a great deal.