I'd hate to make things worse by not speaking lawyer, lol.Any feedback, ideas or links would be much appreciated!

@Michael Plante , I am not able to speak on behalf of anyone else, but every single online auction purchase has worked well for us. 

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

if you are going to be speaking to the sellers realtor, I'd suggest you also getting an agent, perhaps an investor friendly one if you can manage. 

After speaking with maybe 12 or 13 different lenders in the area (and being rejected by all due to the property type) I approached the seller and informed them, politely, that the property would not sell unless someone was able to offer cash.

After speaking with maybe 12 or 13 different lenders in the area (and being rejected by all due to the property type) I approached the seller and informed them, politely, that the property would not sell unless someone was able to offer cash.

@Will Barnard Just speaking from my experience.

@Ross Aveila speak with @Elise Marquette

had fun but financially speaking was not the greatest use of my purchasing power vis a vi my income in those days. 

They were definitely speaking the truth, and I appreciate it.