It's good to hire your own representation that is working on your behalf, not the seller's.Letter of IntentIt's a tool to negotiate formally and in writing. 

Institutional private lenders operate on a larger scale with more structure and formality, offering quick and flexible funding but within a regulated framework.

So my question is, where can I find analysis tools or spreadsheets that I can use to work out the numbers and put together a formal/semi-official/convincing package to present to the prospective investors?  

Here’s a simplified breakdown:Lease Agreement: Since your buddy signed a 12-month lease in July '24, he is legally protected until the end of the lease term unless the lease has specific clauses allowing early termination under certain conditions.No New Lease Signed: Since no new lease was signed for the new home and no formal agreement was made, the original lease terms for the townhouse still apply.Landlord’s Request: If the landlord wants to break the lease or has changed their mind about the swap, they would typically need a valid reason, like a breach of lease terms, or might need to negotiate an agreement with your buddy (buy out)Legal Advice: Your buddy might consider consulting a local attorney or legal aid service for advice on his specific situation.

I recommend a formal letter with the bills attached and a deadline for payment.

They believe formal education is a waste of time but watching YouTube infomercials put together by a real estate marketing company out of Salt Lake City will make them rich8.

That is, the Provisions, to my knowledge, require a formal vetting of the borrower taking into account that borrower's Debt to Income Ratio, along with other metrics.The following situation has arisen which is this:  I have lent to a flipper on several flips in the past. 

If they give you a soft quote, ask for something formal on their letterhead.

If they aren't run as seaparete companies with all formalities then I can see them being pierced.

You should answer with, anyone over the age of 18 must apply and be approved to be formally added to the lease and permitted to move in.