Also spent days dealing with the issue - testing and documenting the poor quality dirt from and taking samples around to discuss with other topsoil companies and nurseries (who all said it was fill dirt with wood shavings added).The business owner initially accepted my offer of a check for $1500 (out of $3500) if he provided a receipt saying paid in full.

Greg, if your family dynamic allows it, you can find a cash flowing deal and you're up to the task of being an effective landlord, then think about small MF. https://www.fhfa.gov/DataTools/Downloads/Documents/Conforming-Loan-Limits/FullCountyLoanLimitList2018_HERA-BASED_FINAL_FLAT.PDFProst!

Instead of being focused on the public exchanges as the investing platform, however, they have the paperwork and staff training to document non-traditional asset holdings such as real estate, private placements, mortgages, etc.   

IRL I'm the type that's perfectly willing to say "good question, I have no idea, I don't do reverse mortgages," but some folks might not want to sound like they don't know something (esp when speaking to a real estate agent), so they just repeat the general documentation requirements for self employed people when you ask about rental income.To find a REI-friendly local lender, go to your local REIA meetup and ask them who is doing their loans. 

I plan to do a move-out walk through, but I won't be able to identify prior damage from new damage without any move-in documentation. 

Now, the bank will require some documents before they approve you for any loan, such as; Copy of your drivers license/Identification, 2-3 years tax returns, 2 months pay stubs, investment documents/statements, an actual loan application, 2 years W's, 3 months bank statements, any retirement/401k documents/statements.

It was rented out, but the owner isn't able to show any rent history on it since he wanted to avoid paying taxes.

Whenever the division or superintendent of real estate is referred to or designated in any statute, rule, contract, or other document, the reference or designation shall be deemed to refer to the division or superintendent of real estate and professional licensing, as the case may be.

Your best options are:a) LoopNet-->filter it to Multifamilyb) Find commercial real estate brokerages and view their listings directly on their website  (some brokerages will have access to the pertinent documents for a listing on their website, or you will have to request them from the listing broker)Looking at and starting to analyze deals will give you a background / solid base in how multifamily works.

If anyone has an example of a document that has been proven to hold up in this scenario I would appreciate any feedback on the matter.