If you're not set on a specific market, it's worth waiting until you choose, as forming the LLC in your target state can simplify compliance, property registration, and taxes. 

When representing Buyers my goal is to explain why properties are listed the way they are, and where I think the property will trade for, or sale at.

If your goal is less required documentation, DSCR is likely your best bet as most everyone as mentioned, possibly a bank statement program depending on your job structure. 

I would buy again if I had the chance.Why I choose Fredericksburg?

Our goal is to always buy, but we are only willing to purchase deals that make sense and work for our investors. 

If you choose not to show up, he would almost certainly be awarded a judgement.Of course, you could choose not to pay the judgement, but then he can send it to a collections agency and your credit score will be trashed.I don't see a scenario here where you get through this cleanly.  

what made you choose it over BRRR, or fix n flip?

If you choose an area or decide to work with people who will take up more time due to the low cost of entry, you may end up paying more in the long run. 

Joining the community is a huge step towards reaching your RE goals.

Maybe get it straight b4 paying an attorney a retainer to sue and or choose an attorney who can and will go after EVERY possible avenue to make your client legally/$ whole.