I pull a credit report (MySmartMove) and call to verify all references.  

I'm  saying you cannot provide 3 verifiable cap rate comps that support your claim of 8-10% cap rates. 

The permit cost less than $100, but the city wants to verify that the new windows you're installing are up to code.

Then get the cash buyer's contact info, sign up at been verified or somewhere, and plug in the info you got on them and it will give you a phone number and email address.

Check tax records and compare mailing addresses to property address to verify they are owners vs. renters....

As far as mailing, I would check out been verified.

She could not find anyone to rent her a home because she was a stay at home Mom with no verifiable income/job (left job to move home). 

Purchase would be from the R.M. but you would need to verify the owner is no longer in residence (both parties).I would expect all RM's to be underwater and thus never expect any margin left for FMV sale even it you obtained title.

Anyone giving you a number Will NOT be able to provide verifiable cap rate comps.  

Lessons learned:1)Fire a non performing PM early and often ... they NEVER get better.2)Don't buy out of state where you can't verify issues & solutions or easily take control to straighten out a mess if need be.3)Repeated visits for what seems like the same or similar issue are a red flag which should NOT be ignored.4)Use licensed, bonded electricians who pull permits.5)Trust but verify.6)Be careful about who even bids your jobs.