This isn't legal advice, just a general process I want to bring your attention to.

.#3 I agree that Tenants always bring someone to the property without notice: most often it's the baby daddy or cousin etc.

Just get into the deal with a buyer's agent that you bring in.

It sounds like you will do all the work and they will bring the money to the table.

Great memory @John Woodrich, yeah it was a Turnkey up/down a few blocks from downtown area can't remember who bought it.Small world!

You can talk to the prospective tenant while they are viewing the premises and actually view some of their friends they bring along.

When a borrower is able to enter into a deal, with an incredibly low barrier to entry of 3.5% (+ additional acquisition costs), wouldn't it make more sense to enter a deal that will bring the largest possible asset at the date of maturity of the loan?

That brings you into a dual agency situation which may not result in the best representation. 

@William Joseph bring them to the police station.

You have to find another source-either a distressed property, something you can improve and up the value to another level, or perhaps develop relationships with brokers and wholesalers who will bring a deal to you because they know you as someone who has the ability to close.