@Bob E. there are at least a couple of local banks that portfolio most or all of their loans and are happy to work with investors.  

Should I require a filled out application, credit report, references, or all 3 prior to showing the property to weed out all of these seemingly un motivated uninterested leads?

Broker represents to Buyer that Broker does not reside on the Property and that all representations (oral, written or otherwise) by Broker are based on Seller representations or public records.

My initial generic and woefully inadequate definition of investor is 'someone or something that 'puts resources (financial or non-financial) "in play" (allocates resources) for an anticipated gain.'

I have also attempted to reach out to private lenders I have found on this site but they tell me they "don't invest in ny", "only invest in their area", or all of their funds have been lent out at the moment. 

 @Jamie M.Breach of term penalties - State what can get them evicted (can be any or all lease infractions)Lockouts - Is there a fee if you have to let them in?

The agreement likely says that all modifications must be in writing, and in any event, oral contracts for the sale of property are generally invalid.  

On Craigslist there are a few property management companies but they only place the vacancies and provide inadequate service. 

We have all SFHs and could easily absorb a couple of small MFH units under our company management, but adding something of that size would require a major change in philosophy and commitment, whether it was financed or all-cash. 

Say large down payment to show I mean business, no inspection clause, cash deal, quick close, or all of the above.