Selling and reinvesting in higher cash-flow properties or other opportunities might provide better returns.

After wanting them to sign something they never provided it! 

Both companies provide a Customer help screen that could answer your questions pretty much immediately.

I figured lowest money out of pocket was the best way to go, and in this case FHA would provide the lowest downpayment.

Any recommendations for Umbrella insurance providers for each partner to cover any liability?

Private funding from a relative may provide flexible terms and reduced financial risk, but formal agreements are necessary, and interest paid is deductible for you but taxable for them.Traditional investment property loans offer stability and tax benefits like deductible interest and property taxes but require larger down payments.

There are some public sources (www.city-data.com) that can provide good baseline information.

@Kyle Trotman, for local conventional lenders, feel free to message me, and I can provide a few points of contact who may be able to assist.

I think it's important to do a little bit of stress-testing math on your portfolio.

I have used the STR spreadsheet That is provided by BP..