It is a Fannie Mae foreclosure, everything went smooth until they did the title search and found that only one of the owners(husband and wife were on the mortgage) were served with the foreclosure papers. now the listing agent says it will take months to complete this.

For example, in my area single level townhomes go for a big premium, and homes with a master bath or a two car garage are worth a lot more than homes without master bath or with only single car.If any of the above can create a situation where selling to a typical landlord investor using leverage; or selling to a first time homebuyer will not work smoothly.  

Right now, try to get in front of as many people as possible and practice what you are saying to them, control your breathing, and work on looking and acting professional.You will need to get in front of about 50 to 100 people before you can look really smooth and look like you know what you are talking about.

This helps smooth the bumps if something doesn't go how they expected, because they see you're a person trying to do your best for them.

(we would like to form trust so our kids get the assets smoothly) 
Regards, 
Ric

Us teaching you on how to teach a lender on how to get you qualified probably won't work out very smoothly.  

I buy an MFR for 500k (purely as investment, no interest in living in it), and things go smoothly with renting it out and soon enough I'm making a little bit of money on the property.5 years down the line, I get married, have to move to Boston for work (or some other city far away), and I'm ready to buy my first real Residential home to live in.

Remember: Fast is slow, slow is smoothe.

@Matthew Cataldo I've used HomePath to purchase an investment property and it was a smooth process.

We have great tenants and if you screen properly, the process is often smooth.