Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

I interpretttev @Alan Asriants statement different than you but agree it is not clear   He could be indicating pools, basements, sunrooms do not provide a means for an extra tenant.  

Through my real estate agent.

I'm happy to go walk the property and take photos and provide a simple report of the information you want to help you make a decision. 

Hi Jerry, BP and local Facebook groups are a great resource for meeting local agents, investors, and lenders who can provide some solid insight into the markets you're interested in.

but they don't provide current rent, value, what they have capital wise, etc. 

Quote from @Shawn Questa: Hi all,I am curious what some of the Pros would do to Help a Seller in this situation while making a Deal happen.I found a 200+ day old MLS Listing where the Agent said the Seller is in Financial Ruin, hasn't Paid the Mortgage in a year, owes about 180k on an approx. 210k House and multiple Buyers have backed out.I don't know how someone could not Pay their Note in a year and not at least be in Pre-foreclosure. 

Step 2: Narrow down your "buy box" (are you market-indifferent, are you looking for a certain level of cash flow, etc.).Step 3: Connect with real estate agents and begin making offers!

He's an experienced agent. landlord, he has his own Airbnb house in Covington and he understands that part of NKY really well.

It can't hurt to ask the agent.