We have also found our that the sellers lied on their disclosure of what they knew about the hail damage to roof.

In Georgia, the local tax commissioner office (separate from the tax assessor's office) handles collection and tax sales. 

Tenants lie.

Also the person we fund is not under a time crunch to try to get the deals to work  and has to run their business partner through the houses which we know is not their business partner just a litnay of white lies these guys tell sellers..

Yup  I dont know whats worse this or wholesalers who have no money and the owners pack up and only to find out the wholesaler cant close and the owners had no idea they were lied to about who was going to buy the house.. both these scenerios suck.

Or are you one of our competitors resorting to lying?

As a seller you just have to ignore their outright lies and marketing  shenanigans and resist their attempts to buy low.

The problem is that many sellers keep terrible records or lie. 

Same for multi- 65% leverage is pretty common right now, but I even see some pitched at 50-55% leverage.I will say almost everyone lies on the syndication presentations, or they make it look really good. 

The appeal of this deal lies in its low entry barrier and high potential return, made possible by your hands-on approach in sourcing and negotiating directly in the market.Financing the deal through both personal investment and banks offers a balanced leverage, while your approach to seeing potential in underappreciated properties maximizes value.