So often i speak with flippers who put too much money on their personal cards and tank their scores.

The other PM can be a fix-mindset type of person where they are not willing to share anything unless you have a property and are willing to sign a PM agreement in the same conversation. 

Lenders often include a portion of the cash flow in the investment property as income to you personally to offset the DTI. 

In theory, you could QT the property to an LLC in your name and enter into a lease with you personally.

I dont like any company personally that does not put their principals on their website as in meet the team.. ... 

Hello, looking to potentially use a hard money lender in NJ. Can anyone recommend some stand up lenders I can speak to? Also if any NJ agents that are familiar with using these and transitioning out of them can reach ...

Also, get all personal info (DOB, SSN) from the seller in case needed when talking to lenders, lienholders, etc.

I find it's very personal, and dependent a lot on your goals, resources, risk tolerance, location, experience, etc.

Does anyone have a template or method that they use in order to screen tenants effectively in order to reduce the risk of non payment and damage to the property? 

Rentals are extremely difficult to make pencil right now but would only personally consider higher end projects because the costs are far easier to absorb than trying to build in lower value neighborhoods.