We are a Lender that works with first time Investors a lot, we can offer a more tailored experience for you. 

There are a lot more things that occur as part of the contract that would be included including valuations for each parcel, specific tax consequences, proffers offered to the city etc. 

I work with a turnkey provider in Little Rock, and they are offering a 5.99% on all of their properties, even the new construction.

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

You mention Amazon, look at how they play suppliers off each other and even create their own supply chain.  

Caring about the quality of the housing you offer and the way you treat tenants, does more for tenancy success than caring about their source of income (assuming it is legal and verifiable, which S8 is). 

I can offer both conventional (Fannie Mae, Freddie Mac) and government (FHA, VA, USDA) options to help make it happen! 

Banks who offer construction financing tend to be 75-80% LTC and alternative/hard money lenders will sometimes offer higher LTC leverage than that.

An offer was received that I accepted. 

You typically offer it to your partner first to see if they will buy you out.