Like @Jeff Stephens said, come at it differently than generic investor guy. 

@Sylvon Roberts I am attaching some generic mailing templates.

I don't have specific tools for that because they are too generic.

Your service alone for your Country is a great conversation to have with a seller/sellers agent.Make sure you Bank/Lender is also offering a loan commitment and not a "generic" pre-approval letter it can make a huge difference.* One thing to keep in mind if the seller knows it will not pass an inspection/Appraisal they may not want to accept VA if they know it will be "Subject to" or fail due to an issue.

It's case by case, unlike those generic estimates of potential savings that you're talking about.Read this post, it should be helpful: https://www.biggerpockets.com/forums/51/topics/1075919-five-common-myths-of-cost-segregation-and-100-bonus-depreciation

If someone asks, sweet, short and generic is best! 

You can always market for custom home building in the meantime and build your buyers list while you turn out a few specs of more generic or average quality and scale up that way in time.

If it is very generic, and there is not much to do, LegalZoom is a quick down and dirty way to get it done.

Or just Google generic STR insurance coverage.

Like $200 for their fancy shmancy binder with operating agreement (received for 1st LLC filed through them, which is super generic, not even custom tailored to my business, no one from the company consulted with me during drafting the OA).