You're correct, I am essentially paying them $795 for the privilege of finding THEM a deal.  

Otherwise, SD IRA can be the tool for you to accomplish your goals. 

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

I’ve looked at Zillow and look at the school scores close by, look at google maps but other than that is their some tool I can leverage to help sped up this process?

I can then refinance it at 75% and get a new $400k loan, essentially getting any trapped money out. 

Bonus depreciation can be a powerful tool if approached correctly, and has the potential to create substantial tax benefit, which can be used to offset the gains incurred from the sale of your rental properties.As you seek investments with bonus depreciation, keep in mind some property types will garner more benefit than others.

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

How are the tools for leases (easy addendums, editing and signing tools etc)?

It's great to hear that you've been diving into real estate books—knowledge is such a powerful tool in this field.

Essentially saying that while I am technically responsible for the debt, history shows I am not paying it.