I am assuming in this that normal cleaning was done pre-occupancy and they are excessive in their expectations.

Cash invested: $60 Sale price: $365,000 Sub-to deal with homeowner pre-foreclosure How did you find this deal and how did you negotiate it?

I just dont think it was pre meditated stealing. 

I would sell the stock to pay off the mortgage.You likely have to make a 11% return(pre-tax) from your stock portfolio to make the 8.125% interet payment.I.E.

The one guy I spoke with said they make money only when they sell to potential investors and they only sell new construction homes that are usually pre-leased to buyers (currently they are building in Texas state and Missouri State).

Sounds like an easily executable deal from what you've stated but likely need more color to offer path forward, terms, etc.

The last lender I’ve tried to get a pre-approval had a, imo, patronizing response saying,”Although lots of people talk on social media about buying a three or four unit property with only 3.5% down in practice it almost never works.”All lenders who I’ve tried to give a pre-approval for has tried to sway me to switch to a 5% conventional instead.

The improvements needed to be completed within the 180 day timeline, so I did a pre-fab ADU.

Have heard some PMC's allegedly offer other agents a ridiculously small amount like $200. 

Lots to offer here for heavy hitters, and intermediates like myself.