BTW, a lot also depends on which state you are in .Here in Texas, its much more landlord friendly than other areas.

Assuming they're telling the truth what are my options.

Your best option is to terminate the current manager and switch to one with better processes and communication.

So, with large numbers of new graduates entering the field who are CHEAPER, someone established in the field may soon find themselves with "golden handcuffs" unable to find positions with the same pay as they are replaced by these younger cheaper options. 

Home prices have decreased over the last 18 months so there is lack of good options and values still above normal. 

fun comps and see if cashflows. if need help on financing, more than happy to discuss your options

What if she lies and claims to have owned a home, or uses a friend's address instead of the rental address?"

But I'm looking for the cheapest option to acquire for now and then work my way up to multifamily.

Are there any options out there that won't tear away the margin on flips?

Happy to discuss lending options in detail.