Try being a secret shopper for the property.

The costs vs. benefits worked in the client's favor in this case, or else, we wouldn't have conducted the study.

I’m surprised anyone would be willing to let $10k go hard on a property before conducting proper due diligence, especially with the information available with a quick google search/ previous threads on here.  

I am currently building a software program that will conduct the due diligence process, set by the users specific criteria, in the end providing only properties that matches the investors goal.

The specific intent of the program is that sales will be directly conducted between the sellers and the developer end users.

Here's a suggested approach:Verify Rent Increase:Request a rent roll from the seller to cross-verify rental history.You can ask the current tenant for confirmation, ensuring transparency and avoiding surprises.Contact Existing Tenant:Communicate directly with the current tenant to discuss the property and their intentions.Understand their perspective on the rent increase and their willingness to stay.Reason for Previous Buyer Backing Off:It's reasonable to ask the seller or their agent about the reason the previous buyer backed off.This can provide insights into potential issues or concerns with the property.Negotiate and Due Diligence:If you're still interested after clarifying these aspects, negotiate based on your findings.Consider conducting your due diligence, including a thorough inspection and possibly consulting a local property manager for insights.Evaluate Costs and Risks:Assess the costs associated with potential repairs and factor in the risk of the increased rent being accurate.Weigh these costs against the reduced purchase price and potential future returns.Remember, due diligence is crucial in real estate.

Cash Flow Analysis: Conduct a thorough cash flow analysis, taking into account all expenses, including property taxes, insurance, maintenance, and potential vacancies.

You need just enough money to conduct business. 

I work in a federal government facility so he was harping how it was illegal to be conducting business while charging the government, etc, etc, blah, blah.

You will need a limited power of attorney to conduct business pertaining to the property from the seller, then you can discuss the mortgage with the bank, and set up payments directly to them.