I am a realtor and wholesaler, and I get some buyers looking for owner financing, some sellers need/prefer getting cashed out and there are some lenders I work with who can provide the financing however they run out of funds sometimes.

Feel free to share any specific questions or scenarios you’re working on—I’m sure the community here would be happy to provide insights.

My intention is not to buy the sellers problem but to provide a solution.

The people are friendly, the business environment is welcoming, and my real estate investments have provided me with financial freedom.

Additionally, listing brokers represent what seller's provide them. 

BiggerPockets is an excellent resource to kickstart your real estate journey.I recommend that you take the time to define your financial goals and always keep learning.From insightful podcasts and informative blog posts to interactive forums and detailed guides, BiggerPockets provides a comprehensive suite of resources designed to empower you with the knowledge and confidence needed to navigate the market.

or options 3, 4 and 5 don't supply washer and dryers and either the tenant provides their own, rent appliances or goes to community laundramat.

However, the suitability of buying and renting out a single-family home in Richmond can depend on various factors, such as market trends, rental demand, and property values (similar case with all markets, really.)Chatting with a local agent in the area can provide very helpful insights into the market, data, and specific neighborhoods.

I know there are services that provide proof of funds but I view that as misrepresentation. 

You can fix this by talking to the utility provider about creating "equal billing" or whatever they call it in your area.