Property manager had pest control come and they mentioned “partial exclusion” on an invoice, and calling the pest company I found records that they sealed up those drains.

Your personal financial situation (tax records/bank statements and personal financial net worth statement)3.

You would have to convince the county recording offices, who are run by career employees who in some instances still are using fax machines and rotary dial phones. 

The problem is HUD has been very sloppy especially over the last few years to record these, so often unless the homeowner remembers them , they bypass closing.

Check the county records to see if the names match and you can also skiptrace the owner and call them to confirm they are selling the property - I wouldnt do that if your buying from a wholesaler though since it may look like you are trying to go behind their back. 

Is there a lien recorded on the property?

The promissory note and personal guaranty are private documents that don't get recorded.

Look them up on the tax records for free and then use a free site like Spokeo to search info on the owner.

The experience goes with track record - do they have a history of doing this and being successful as well as having failures.

My question is, he's been clean for the past 15 years no criminal record before or after that incident, has now a fiance and has been living with her and her 2 children for the past 5 years, has a good income and good credit.