Snake in the grass tactic to artificially inflate GRM and Cap rate.  

I've found the deal-scrubber tactic essential because, in my direct candor, I apparently make grown men cry.

Seems like a scare tactic.

Don't let your emotions get to you, maybe switch up your tactics and look at properties that have been listed for 90+ days and offer substantially lower than asking price. 

Is there a tactic that gets better results when dealing with a bank?  

I wouldn't use the switcheroo tactic about a house in the neighborhood and then tell them you know everything about their situation!  

How does his motivation and my tactics vary depending on if he wants to put money in bank,re-invest, or what-not?

It took us years of researching, studying, taking losses, learning tactics and building relationships with neighbors & police in certain areas.

You should also recognize their business tactics to obtain a contract, often with deception saying such things as "we buy houses" or "I'll buy your house", they never buy as they don't close.So, where you are as a buyer is in a position of dealing with someone who 1. isn't knowledgeable about real estate, 2. they lack business knowledge, 3. if they are aware of license laws and what a straw man deal is, they ignore the law, 4. many do  pick and choose what laws they  will follow, like using bandit signs to advertise. 5. from that, you  never know what they may have said to a seller which can come back on you, like a seller thinking you are their "partner". 6.

@Chris Johnson  another tactic would be to sell your property contingent on finding the right replacement.