I go to Florida every year to spring training.

BiggerPockets has an excellent agent finder tool and also your local REIAs are likely to have agents who “get it”. 90%+ of agents do not invest in rentals and are trained in rapport and door opening more than helping you get a good deal.

We will both have over $25K each before making our purchases, but hope that first time homebuyer programs will eliminate our need for a down payment and reduce or eliminate closing costs. 

What are we doing to be competitive in our offers - I need to find a property in less then one month to be able to use the home possible program due to changes in my income.

Everything I've looked up all seems to have programs to become an agent, but I have no interest in selling homes.

The programs that don't follow those rules don't get the Fannie/Freddie subsidy on the back end, so that loss of back-end profit will be made up for by you, on the front-end, paying a higher rate, higher fees, worse terms, some combination thereof.

Join in a few training webinars. 

They emailed me a Housing Solutions Table with an overview of all their programs. 

Anybody has a good script that I can use too talked too sellers, buyers, creative finance Approaches etc.I talked too Multiple sellers and buyers but sometimes I get stuck and forget what too say and lose my train of thought.

(I'm supposed to attend a training on this this afternoon, so I'm not even sure yet what all has changed).