I am not a tax professional trying to sell you my services I am simply providing my perspective. 

However, I believe multi family provides the best ROI and is the best way to scale.

So, you are working through 2 decision makers, not one.A Realtor can really provide you value in a transaction....especially your first one! 

For example: the multifamily sponsors will usually pay the considerable extra cost required to do a cost segregation analysis and this will increase the investor depreciation in the early years (versus an individual, direct investor who often will skip doing this because of the cost).The advantage of the passive investment is that you don't do any work.

Instead of continuing to hire remediation contractors you should hire a hygenist to come in, do some testing and provide a remediation plan.

However, there isn't a standard form like a NAR lease agreement; it just needs to provide some general information.

I have used Prop wire for some skip traces, but the numbers and emails it provides were not associated with the property.

It was the best solution but it did cost extra. 

Experienced managers can help evaluate potential investments by providing insights on rental demand, market rents, tenant preferences, and location-specific factors that affect leasing success.For example, rental properties need to be close to conveniences like major roads, shopping, and schools.

But at the end of day you likely had a contractual obligation to provide shelter to the guests.