@Erik EstradaThe crazy part was that when I had spoken with the Self Directed IRA custodian, Equity Trust Company, they had given me a list of lenders clients had previously used.

Depending on what he is offering you i searched the address with the secretary of state. 

The posts also read like advertisements/ something a scammer would write, and the property address somebody mentioned above that supposedly closed in 45 days, hasn't sold since 2006...

Same issue, website address doesn't work 

  #1 rule is not to trust them, but they still have value. 

I have recently started writing down addresses of run down or abandoned properties that I would like to purchase, but I only have the owner's name.

i'm reading it as well. you can always call township yourself and ask hypothetical questions. dont share your address

If so, how do you trust you're getting a quality tenant that is safe?

i can send you a few i use and trust. send me a message to share

If you're expecting property owners to sell their home to you at a discount, you'll need to earn their trust - whether that be by demonstrating a successful track record with purchasing/selling similar deals OR by meeting them face to face and separating yourself from the dozens of local investors and realtors.Lastly, I'd recommend searching past posts related to this topic as well as checking out books related to your target investment strategies.All the best!