They don't have numbers because they don't want to disclose something to the buyer, once in a while they are just clueless, but normally it's a disclose thing.

But what they failed to mention is that they have a strict criteria for lending and most properties will not qualify for lending, and that their lending fees (which were not disclosed before the purchase of the program) are among the highest in the industry.

I usually put a rendering and then pics from recent builds for finishes disclosing that in MLS the images are from a "similar" home. 

Disclose, especially being a licensed, and have them sign something stating they are aware that there may be issues and they are purchasing the property as-is and you make no representation as to the condition of the home. 

I have my license strictly for investing but of course I disclose that I'm a licensed agent .

I'd also call their prior landlord and find out why they did not disclose the animal hoarding during your application due diligence.  

The seller disclosed the long term leases on two of the units, but only provided the expired, 2 year old lease and the rental increase notices for the other two  and did not produce the additional long term leases that tenants shared with me.I'm in a bind here, I can't break the leases and can't stay in compliance with the loan terms.I've already reached out to my agent, who is fortunately a commercial brokerage with an attorney on staff, but have not heard back.

Fully disclose your intent, have good paperwork, and genuinely provide value.

I understand that it's also possible to sell directly to a buyer who doesn't mind that the property might have unclear title; you just have to disclose all.Please keep us informed about how it goes for you!

I fully disclose my intentions to the seller and he is ok with that.