I typically use regional banks to fund my deals but my 2 go-to banks have either slowed or fully stopped investment loans so recently I've connected with several online brokers but all came from ads or they reached out to me vs personal recommendations and intros so I have concerns. 

The year it is placed in service, is the year you can utilize the cost seg.

As an investor-focused agent in the Cleveland market I always have my clients write the following contingencies in when buying a house that's tenant occupied:1) Offer contingent on home inspection- usually a 7-10 day contingency period, this contingency allows you to either A) move forward with the deal B) renegotiate the price if issues are found, or C) walk away from the deal2) Offer contingent on appraisal if you're going financing3) Seller to provide copy of current lease agreement4) Seller to provide a rent roll/tenant ledger with proof of payments received5) Seller to provide copies of 3 previous months of any utilities paid by the landlord6) Seller and tenants to fill out Estoppel Certificate.

Utility bills and maintenance records will give insight into operational costs.

This is not something you will get online you need an attorney to draft documents and it is just a matter of whether you draft them or their attorney drafts them

Hey everyone currently active duty military I would love utilize my va loan for investment  purposes don’t know where to start  in GA btw 

I also did some investigating online and see the renter has a tendency not to hold down a job.I offered asking price (fair market) because it was the sellers bottom line and the fact there were already tenants renting.

From there, you can utilize that team to gain experience and understanding into the market.  

I think you are answering your own question here - if you can't find reviews or much info online then....

Online title search companies.