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!

You will trust but verify and do your own due diligence.

If you are self-employed, banks like to see 2 years of tax returns showing profits.If you are a W2 employee, you should qualify as soon as you have verifiable income.

I will say that a couple of the small local banks I've spoken to at this point are willing to do a price paid for the home + verifiable rehab cost @ 85% loan.

If there in collections and living at home that’s not a good situation unless there are extenuating circumstances you can verify.

If you’ve already had the place inspected, and nothing was found, I would just ask for the name of the plumber that fixed it and call them o verify it’s been taken care of.I am curious as to why they even called you.