I would be much more suspicious if she was directing you to her home inspector.

I don't see you railing against all the people that come up with crap rates by defining NOI as 50% of gross rents which is suspiciously pretty much a GRM (if ALL properties have the same expenses why do this extra step?) 

I'd be very suspicious of someone promising 16% year in and year out for as much as you want to invest.

Preface the conversation with what you do and why you are looking for vacant homes so they aren't suspicious.  

The rationale behind these rules was a congressional assumption that certain transactions between certain parties are inherently suspicious and should be disallowed.

In my area, most clubs have no membership dues, and I would be highly suspicious of those that did.Your title questions do show an over all.....gap in your knowledge of the basics of transaction.

I get hard money and trans deals proposed fairly often that are suspicious or don't pass the smell test even before I start to investigate title, etc.

A 7 year old eviction might mean nothing if every landlord since then has been paid in full; or it could be a sign that you have to look harder to determine whether their historic housing payments are in good standing.I don't like to take rent pre-payments, and I get suspicious of anybody offering them; some landlords have no issues with rent pre-payments, so it is a matter of personal opinion.Unmarried roommates who have never lived under the same roof could produce some concern as to whether one would depart should they experience a falling out.

I am also suspicious that repairs will be marked-up.

I would be even more suspicious if that is where it was posted, that is a very common scam on Craigslist.