But they use high level tech....pre screen, self showings, and the 1225 is the standard fee for first month lease up services including them drafting and getting tenant to sign lease..

Which is probably a good sign.

Just seeing who requires new owners/landlords to provide their financial documentation upon signing a management agreement?

Just like you I have been thinking into mentorship programs and I have gone to Multifamily Mindset ($40K), Apartment Educators ($20K) which is based in Texas, and now I am looking into RE Mentor (mentor of co-founder of Multifamily Mindset) and it's a 3 day seminar for $1500 (but they end up giving you a *one time discount* if you sign up during the free 2 hour event for $995 but it is possible to sign up for their mentorship program through their website if you can't go to their free event).

They signed the lease in March 2024.The first time they were late it was a couple of days past the 1st but within the 5 day grace period……Ok.The second time, they notified me on the 5th that they wouldn’t be able to pay until the 12th.  

I think the only legal way a seller could get that assurance would be to close the loan in 2nd position, and after everything was recorded you sign a new promissory guarantee or other collateral in case of default. 

Next you want to form an LLC that will serve as the management company for your LLC and perform duties including rent collections and sign all contracts on behalf of the business.

Make sure you sign up and I'll walk you through each and every step!

Can you get a no occupying coborrower to sign with you?

The foundation was noted as good, and the foundation in the basement doesn't show any obvious signs of problems that you might typically see with foundation problems.