@Willie WebbI think the answer now lies with what your business model is. 

Sellers: many lie.

Up till that point every single tenant I deal with is lying to me.It sucks it has to be that way, but people always feel the landlord is the easiest and best person to screw over and they honestly think the world is theirs.

I also own a farming business (www.HealthyHenFarms.com) with my wife and 6 kids where we produce and direct market organic, pasture raised chicken to our customers in the Raleigh area.I've dabbled in real estate off and on for 20 years, mainly turning primary residences into rentals as we have moved across the country (NC, CA, GA, VA) over the years. 

Even if the listing agent is lying for whatever reason, it will just be easier to move on to another property.  

Many first-time buyers push their luck and like to play chicken with other bidders escalating prices for assets above the threshold of intelligent investments.

 walking in and lying to a seller seems to be an acceptable practice by some.  

Allen, author of "Nothing Down" - says, "Everything you want in life lies just outside your comfort zone."

Impossible if you leave equity lying dead in a rental at this stage.

Numbers do not lie.