Homeowners being foreclosed on, are very sensitive and stressed out.

You may have to work for free or at low cost to the small company, as they will be very sensitive to cash flow and costs.The development business is one of the most complicated businesses that I know of combined with risk in land markets, underwriting, financing, and construction.

Sounds like this could be a sensitive situation.  

Before then you can ask for financials, rent rolls, etc. but I've never received copies of leases (often with sensitive information) while not under contract.  

Because underwriters are sensitive to this most common type of mortgage fraud, loan officers need to include some information to sell it, such as...a) Look at this proof that this person has always used investment property financing for investment properties. b) Look how this property is unlike their investment properties (unit count, neighborhood, etc).c) Check out how this is closer to borrower A's work than where they are currently renting.d) Take a look at this awesome yard.

Rules of thumb are stupid because they are market sensitive and what makes sense where Brandon lives might make no sense where you live on the complete other side of the country.

It's definitely a scam, so it goes without saying, don't give them any sensitive information.

Each market is different and it is common for each to have its own real estate manager that is sensitive to different pressure points when negotiating.

Knowing if it is an estate can assist your search and also prepare you to be sensitive to the emotional loss of a family. 

Having invested in over 1000+ units, I have expanded my pool of syndicators (a form of diversification) and typically look at the above criteria in addition to sensitivity analysis around interest rates and exit caps.