From my research the template seems to be a packet including: Developer Credentials Personal Statement (Available Upon Request) List of RE Owned Current Property packet with Pro-Forma, Rent Roll, Comps, Budget, Projected Returns - similar to an OM on most CRE packets.This was a good guide, Commercial real estate finance: A basic guide for an effective loan request package - Buffalo Business First (bizjournals.com)Commercial real estate finance: A basic guide for an effective loan request package - Buffalo Business First (bizjournals.com)

I already explained to you that the appreciation people use in their pro formas come from the fastest growing major cities in America which coincidently also crashes the hardest during downturns.

With that said, if you form a LLC with partners and get involved with commercial transactions, I doubt the lenders will care if you represent the LLC.

A cash out refi would allow rent/fees to be covered by tenant but it changes it form a 20 yr loan to a 30 yr loan and also increases the rate up to like almost 8%.

Our contract was accepted on 10/24/2016 and we have one extension in place, however still no word on the seller credit or if the field service manager has gone to inspect the property, in the meantime we have gotten two estimates for the repairs form a plumber and an electrician, but now our lender is giving us trouble due to an overlay and we have to change lenders and move  to an 203K, is this ever going to end??

Has anyone ever heard of a broker partnering with a PM to form a JV as a “silent” partner?  

I can also form a LLC but can't operate or engage in any business activity.

I would encourage you to form a relationship with a landlord attorney in Texas who can assist you with needed forms, agreements, advice, etc.

go back and read my statements above even with your biased pro-forma. 

Im looking to partner with someone in a multifamily deal 10 or 20 units  how does that work? any thoughts?