True off market deals take time and if you have time to burn then the driving for dollars and cold calling can find you a deal.

If this is for real, I strongly suspect you'll need to be an accredited investor.

Then, I spoke with several acquisition managers with very limited knowledge on how to evaluate a deal but this time, the company they were working for was sued by multiple homeowners for fraud.

What they are telling you is true.

And we would NEVER make such promises because it's just not true. 

I would like to know more about your setup because this doesn't sound good.2.

If there isn’t significant equity capture at this purchase price, and it’s not in a great location, this would be a pass for me.

This only really matters if you plan to buy a house again soon...within 9-12 months4.

Look at this form from Fannie.

Hope this helps!