From there ones like Foundation Mortgage or Guaranteed Rate are super solid.

I can pretty much guarantee that you will loose WAY more money trying to get out of the lease then you will spending the extra hundred dollars or so to paint an additional room or two.

My question is what guarantees should I expect before paying? 

Since you will be guaranteeing the loans, make sure that line item is funded appropriately. 

A 40k program ought to come with an ironclad guarantee that you make 6 figures by year 2 (and aren't doing something illegal/unethical) to be even minimally reasonable.  

As the legally required small print in the offering of financial products reads: "Past performance is no guarantee of future performance".

@Jonathan Greene and @Mike Grudzien I agree but I was hoping to hear from some certified appraisers and if they would comp leased land versus owned land in an appraisal.Jonathan, you are guaranteed the land through the current lease period, but not guaranteed of a renewal.  

Personally, Id hire someone who will either straight up guarantee or all but guarantee you'll pass if they do the work.

If you put the DSCR loan under your LLC, it will still affect your debt to income ratio BECAUSE you'll sign a personal guarantee. 

I couldn’t figure out who had to even sign the loan docs let alone the personal guarantees.