We had plenty of issues getting funded (including getting scammed by a fake hard money lender for wire fraud...), but eventually was able to partner with a highly experienced local investor to help fund and partner on the deal.

When I approach them should I have a deed on hand and offer to see my ID so they do not perceive it as a scam?

I am trying to avoid any scam situations. 

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris scam and/or Morris Invest scam for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.

Rental income will be ignored.All this has come about because of the "jump and dump" scam. 

They have so much incentive not to scam when they don't have a salary and are paid based on % of cash flow.

I was at an REDC last month and I spent several previewing properties and the best deals that actually closed did so around 90% to 95% of FMV.The real scam here is that these properties are marketed for 10% above FMV as an REO and then when unsold, are remarketed and sold for 90 to 95% of FMV.

Personally, I think it is pretty much a scam and is very expensive.

That an escrow release form was included in the paperwork, is that common or is it a clear scam warning?

With CL, 2 key words, "foreclosure" and "deposit" = SCAM!