If the packet lacked board minutes, this should have made you suspicious and I would have contacted the Management rep. to ask when the last meeting took place. 

Kris,You are right to be suspicious. 

Also, can you give some examples of those suspicious, small invoices?

The following examples illustrate suspicious commercial real estate transactions or activities likely conducted to facilitate money laundering.1.A U.S. bank reported that funds were being transferred between several real estate- related accounts in a circular fashion for no apparent legitimate reason.

Seems suspicious the realtor took these negotiations offline.

My mom told me about biggerpockets so automatically I felt a little suspicious, lol.

We had seen something suspicious on our initial walk-around.In-ground septic failed a hydro/pressure test.

Now you're going to be suspicious and  stressed regardless of whether not something illegal is really going on. 

Talked to them in person June 29 and they were suspiciously nice about us ending tenancy.

I'm sure there are some easier and different ways you can get started, this sounds a little suspicious to me at first glance and as mentioned the numbers do seem a bit slim.Usually properties purchased at a sheriff sale aren't in the best condition, I wonder if there might be more rehab to do than what is stated.