Some of these lenders will even do 30 year fixed but the interest rates they quote are like 7-8% with points/fees plus they have documentation, reporting, reserve, and pre-payment requirements that can be prohibitive.

READ THE HOA Documents... chances are some of the rules are NOT enforceable and if they are not consistently applied, you could challenge.  

There will be a separate document at closing that you'll sign which provides  the personal guarantee. 

This link shows examples of some common situations involving VA guaranteed loans.http://www.benefits.va.gov/homeloans/documents/doc...

Their solution was for me to only sign the mortgage and not the title (and thus bypass the need for her to sign any documentation). 

Ok sounds simple enough get authorization from seller to check mortgage , is this authorization permission added to your contract or is it a seperate document in itself from the specific lender that was used?

Is it on the county website or is it on a document somewhere from closing?

Which you will send, with whatever documentation required, to your insurance.  

Or basically your out the security deposit if the tenant had paid one, she wouldn't owe 2..if your agent had failed to include that as part of the closing documents. 

Other share (50%) was owned by owners sister until she passed a few years ago, at which point the attorney at that time was given a part of the stake by previous co-owner (this is still in question as there was no will documenting this )C.