I'm a lender (and investor) and I want to learn this so I can serve my clients better.

@Dennis L Lewis Jr  Thank you for the suggestion!

If you can find your way to slowly upgrade the owner occupied unit over the first few months, it will serve you well on the rental market when you move.  

You would be better served to get legal advice from your lawyer and tax advice from your CPA, as opposed to on an Internet forum.

@Joanna L. , sorry I can not make it to SF.

@Martin Scherer @Bryan L. 

The first filed foreclosure in 2013 and has done absolutely nothing on the case since then other than serve the summons, it's presently up for dismissal for lack of prosecution on 5/5/15.  

But note that state laws often requires the "posting" or "serving" of hard copy notices for certain things (like pay or quit notices, non-renewals, and terminations).

.--------------------------- Yes....That is right as per FNMA --  but some commercial lenders will go to 80% as NOT written to FNMA guidelines.Type up a generic application...pull your credit online with all 3 scores...then fax it to two or 3 or four lenders...with these instructions.1) They are NOT TO pull the credit again as your trimerge credit is included  - so no more inquiries and then they do not know who else is looking at the deal2) They have then job history and debts --- and property address so there is NO REASON they cannot give you a very accurate good faith and the property address will allow them to pull a title profile and an online AVM appraisal ---  so they know 100% what they are getting into .Because I serve three states and many times drive to see clients and properties  I do this process upfront on all my deals - so cutting the conversation very short with a bad deal.

Thanks for your responses, which title company would be best or is it trial and error to find the right one @Brian L.