Find the deal and the money will come - You may not need a loan if you can control the property with right of possession to do as you please - LIKE assigning it for more.You should think about a delayed settlement --- this gives you more time to accomplish your financial goals Or - a Hybrid transaction - making the seller a limited partner with you and sharing the profits.If you can prefect the art of negotiating  with sellers for their real estate equity  - you can control that entity for great profits.This is  great business if you conduct yourself honestly, ethically and make full disclosures  --- we as investors should never try to get over on people.

Disclosure: I'm not a MF investor, but a SFR guy like you currently.

Each state, and often city, has their own particular nuances and disclosures.  

I'm focused on the non-disclosure state of Missouri.

I have talked to them and I have received their Franchise Disclosure Document. 

@Russell William Phillips I do that either as a buying or selling agent on my properties but check if your state has disclosure requirements.

I completely understand that you may not agree with how we do business but we are full disclosure as to how our transactions are handled.

I suspect/speculate it is non-trivial to address as letting it sit empty in this market is costly.If it could have been addressed easily and reasonable cost, the new owners likely would have addressed the issues and the units would not be sitting empty.The standard offer contract in CA includes disclosures. 

The property and owner disclosures are clear on the website so I'm not sure why a broker would be confused. 

If you are in a position where disclosure of facts, like a late payment or default is necessary as a normal course of business and you disclose such to one authorized to receive it, then that is different. :)