How, or better yet, who should I go to, to document this transaction?

Crazily though, last week I got closing documents that had none of the lender fees - the closing company hadn't communicated with the lender in weeks and completely forgot there was a lender involved. 

You just need to close correctly and legally.We have several information and instruction documents we send out for free to anyone wanting to learn.I will reiterate -- no fight intended -- just advising what we have seen, done and developed over the past numerous years.Stay safe out there guysAlan 

Thanks,but there is no financial benefit to the potential buyer when we compare  'with agent' vs 'with no agent',  also this law does not make sense in my opinion at least to the buyer, even in the case where a potential buyer goes with an agent - the signing of the documents(like seller's property disclosure & exclusive buyer agency/agent contract) even before touring the home does not make sense, the signing of the documents(like seller's property disclosure & exclusive buyer agency/agent contract(in this one , it is mentioned "Buyer will not enter into Buyer Agency Contract with another broker/licensee that begins before the Ending Date of this Contract.")) logically COULD ALSO BE done after touring the home and potential buyer decides to buy the home.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Also, an alternative would be to put the money into an escrow account then once you have documents, verify legitimacy.

https://www.biggerpockets.com/...12 Frequently Asked Questions (And Answers) About DSCR Loanshttps://www.biggerpockets.com/...8 More Commonly Asked Questions and Answers to DSCR Loanshttps://www.biggerpockets.com/blog/eight-questions-and-answe...What Documents Do You Need for a DSCR Loan?

In your position, I would make sure to disclose the fire issue while also providing documentation regarding proper remediation and replacement.

Every state has a unique set of laws and regulations regarding the foreclosure process, so your ability to succeed will depend largely on where you're operating.Also, all three of these require advanced skills and background, so I wouldn't necessarily start here.That said, if you do then be sure to get top-notch training and complete deal documentation from folks who have seen at least one full real estate cycle.Rather than specializing so soon in your real estate career, I would instead recommend just getting in front of as many real estate owners with problems.Just getting really good at talking (and listening!) 

Caveat, experienced investors rarely "shop" they usually have one or two lenders that specialize in certain products, keep all of the investor's data on file with current documents and they tend to care more about convenience, experience, and just getting the deal closed so they will continue to go to the same lender who can make that happen.