At least I have some options, I just need to make the right choice.. 

Occasionally, the lender will try to sell on sites like Auction.com before they transfer to HUD but in my experience the reserves have been to high and it is more beneficial to wait but that is in my areas

Once you have this list you will know what services you can offer to make a mutual beneficial mentor ship. 

I feel like I finally have enough information to have a conversation about this to help me make the right choices.

Great choice in choosing real estate and like everyone else on this Forum, BP is a great community with countless resources at your disposal.

However, it's kind of like any insurance...you don't want it until you need it...so the choice is obviously yours. 

Mutually beneficial relationships get the best results. 

Figure as long as I do deals occasionally it would be beneficial.

@Paul Rolon Nice choice!

Adam,Thank you for the reply.To be frank, I contacted a small local bank, as it seems, from what I have educated myself with, that is the wisest choice in getting better terms, but unfortunately, I wasn't pleased with the results of this specific bank.