We are looking into purchasing cash and do some light updating but the county records shows as a 2/1 but the house is actually a 4/2.

They show on your tax returns, and bank statements.There are many underwriting tools to expose private money ones that claim they don't report to the bureaus- they also sell and securitize the loans so what they told you on the phone is of no value, they get reported.All NonQM standard DSCR loans show on your credit report.DSCR gone bad shows online, in court records and in the curbside view (property appears distressed and attracts code violations/fire inspections and investigations...

You can also check county records for filings on the property.If you have a relationship with an experienced investor, they may have the tools to find things that would affect title.

Do you have access to private equity investors or/and key principles and co-sponsors with a track record?

I have looked up her record and she has an "Affiliate Broker" license. 

Make sure to get some pictures of the hooka or cigarette buds for your records. 

Or look at the property record cards in the towns you plan to invest for the multi families and see whose names/llc’s continually come up.

Having the arbitrage experience helped us get our first co-hosting clients since we had the track record and their properties weren't the first ones we're experimenting and learning with.To a few other posts here, most businesses take grit and drive to succeed.

If there's no record of anything ever being put on that piece of land, it means you'll have to add infrastructure to it which can be costly. 

Make sure management has a good track record and the deal they are talking about makes sense.