It doesn't matter what kind of loan you used, if you are using it as a rental property, you can claim depreciation (and cost seg).

(I also had good friends who kept claiming they had “warned” me about the partnerships which strained other friendships as well.)

Of note, there is a clear difference between tax strategy planning and tax preparation and the $25k paid was claimed by WealthAbility to cover both.

You can quit claim the property into an LLC after the fact, but you'll want to be sure that this does not trigger acceleration/repayment under the terms of the mortgage.

I am at risk if something happens in the property but it discourages me from putting in a claim (which would cause my insurance to go up).  

Never heard of a performance deed.Maybe have them sign a Quit Claim deed to you that your attorney holds in case they stop paying?

I then contacted them and asked for a refund, which they claimed to not be able to do because of their policy, which covers them and allows them to do whatever they want after the initial 30 days is over. 

I've talked to several people who have bought turnkey properties and then watch them sit empty for months because the provider sold them promising a higher than market rent and thus an unrealistic return. 

I have had good luck with Zillow, also there are insurance companies that love mid term for homes that have moved owners out for insurance claims.

They can claim it, but you cannot enforce it.