As a full service design-build firm, we are capable of so much more (full custom new builds and large scale renovations and additions). 

My concerns with selecting a servicer are the following: customer service, access to funds, access to education materials so I can learn how to stay away from prohibited transactions.

I see that you are an actual company now and you obviously have a fairly good customer support/response team!

Sounds good, will send you some feedback on a couple reverse 1031 exchange providers that our customers work with. 

Everybody I have called said no except for one company that only does portfolios with established customers

If not we replace and charge the customer for time and materials.  

This applies in most areas of life, but if someone is simply agreeing with you, dropping PM fees down a percentage or offering discounts up front and sounds a bit desperate, they could be experiencing high turnover and poor customer retention.

I doubt they would accept a DIY "fluff", look how cool, 3D app that spits out pictures that anyone can download from the App store.

My ability to picture and design something pleasing to the eye is lacking--a tool like this would be helpful, especially for ideation of what "could be."

Me not being an accounting guru....depreciation was a bit tricky to set up, however they have a few guides, customer support may walk you through it and searching via google will help you put the correct entries.