I'm new to the game, and don't want to lose everything I have on my first deal, so I was wondering if there might be someone who could point me in the right direction.

This is especially true for investors who you haven't worked with previously that are likely to back out if they don't have skin in the game

Of course, there are strategies and games the pro HOA auction buyers play with the mortgage holders afterwards, as discussed with the attorney you referred me to, but the mortgage remains.

Is it kosher to contact a place of business in this game?

There is no perfect way and screwing up is part of the game.

I went to one of these a few years back.the only benefit of it is if you are real green in the game it'll help get some ideas and excitement going.the $199 three day seminar (or what ever the going rate is now) I would say is worth it for that reason and you may meet some local contacts.

Get the property under contract, while deciding what your personal end game is at this very moment. 

Im tired of standing on the sidelines of the investor game.  

We recently started playing board games again as adults and found there is a whole world of European (or Euro) style board games that are a lot more fun and sophisticated without being too complex.  

At the end of the day, the name of the game is get it done, period!