For you, there is no distinction between one dollar and another, stick to your conventional disclosures but you can omit those specific to the retention of loans from a wholesaler (% sold) and provide your own (I'd say something like 95%, that gets deeper, but you can sell, assign or retain your loan).

It depends on your state's eviction laws.

The seller provided the rent income history and all four tenants for 4 apartments are late and have been late in the past. 

Are property managers required to provide leases to property owners in PA?

I am the owner/operator of Humboldt Pro Tiling, a one man operation providing quality tile installtation services for homes and businesses.

Does anyone know which lenders would provide financing to cover the sellers equity?

It all depends on the execution though but it's a risk I would take. 

And it's those clueless that come and go every year but each year there is always just enough of them to bid everything too high or low depending on the state to make it a good deal for the rest of us.

Also, no receipts had been provided to the tenant because we haven’t had the cleaning service done yet.

For probably 90% of the people it does not provide anonymity, it doesn't protect you from liability, and it doesn't save you any taxes.