Standard PPL (Pay Per Lead) companies will sell them between $150 - $750 a pop.2.

I wanted to avoid shady characters and losses while trying to build a rental portfolio that was rehabbed to a good standard and didn't have much maintenance issues.4.

Test the waters with the sponsor for 3-5 years as they hold the properties in the DST, then decide if you want to align with them as a part of your long estate plan.Last (and best) recommendation: Ask your broker what the funds from operations (FFO) ratio is.

The HVAC and water heater estimated to be 6 to 8 years old by the inspector.

things missing in your list (everyone manages differently, so take it with a grain of salt)Vacancy rateTurn overbad debt legal fees (evictions as needed)accounting fees for professional tax prepmaintenanceProperty TaxesSales Tax on PM fees (In NM, this is charged, not sure about where you are)Reserves for replacement CAPEX - furnace, water heaters, ac, roof, parking lot, etc.Admin, software, advertising, etc.Cost segregation study for accelerated depreciation captureAs for your loan. 

Secondly a 7% rate with 1-2 points depending on LTV, FICO, DSCR, and prepayment penalty does sound fair/market standard.

Utility Costs (Water, Gas, Electricity):- Paid monthly by the tenant unless included in rent.

., 5, 7, or 15 years instead of the standard 27.5 or 39 years).

for example when changing cabinets, addressing trim, door pulls. hot water tank replacement: place a pan under it.  

The higher you go in price, the ratios get too hard to make it work without leaving as much money in the deal as you would a standard down payment.