The inspection report will reveal most of the surprises.

I put a lot of time into the process and typically accompany true comps with in-depth analysis to explain to the person anything that the comps don’t easily reveal to the unpracticed eye.

That way, I can come to them as an investor first.That is one of the reasons I don’t get a realtors license , I don’t want to be liable or answer to any organization .I don’t want to have a requirement to reveal I’m a real estate agent when selling or buying .

Aleciaif None of that happened with your agent revealing with your approval for would you pay that much for the place if so just get it and forget about your hurt feelings 

Just give all the facts....this should have been discovered/revealed before now.

When you find factors that could be suspicious, like sudden spikes in appreciation, take a closer look at the details of the areas as mentioned in the list.That way down-selecting can happen quickly and a deeper review can reveal or eliminate cases that initially looked good but later turned out to miss a criterium or two.

Then I started asking her questions she really didn't want to answer because they revealed her lies. 

Not sure about a HELOC yet...but that raises another question that will reveal my beginner status, perhaps.

A good background check will reveal their prior addresses, along with the dates for those addresses. 

But to put another wrinkle in the discussion, this realtor just revealed that she also flips homes.