There's a map here, where you can verify eligibility: https://eligibility.sc.egov.us...USDA property appraisals are pretty strict with regard to condition, just like a VA or FHA appraisal.There are also state housing programs that might help. 

Did you call the utilities in that area to verify that the tenants pay the utilities.

You don’t need the agent to continue, just contact the buyer, verify their loan is in place and contact the title company....then proceed. 

They are probably also doing it to verify that you are a real landlord, because a program like this is a fraud magnet. 

Is there a way to run lien search on the property, or other ways to verify ownership, etc.?

You didn’t verify what exactly your business plan was.

It differs between towns.Make sure you know the local tenancy laws and see if there is a standard lease you can download and modify.Trust, but verify when it comes to tenants. 

I can find his kids or wife but how would I verify who’s the heirs and then how would I go though the probate process ? 

My plan was to find a deal that works, write it up with the BRRRR calc and get it verified by the agent, appraiser, and/or contractor so the numbers are arv are solid with hopes that strengthens the hard money/private money process.

Make sure you verify sq footage!