So a sponsor that's great for one investor will probably be terrible for another (and vice versa).I'm a conservative investor, so when I invest in multi-family I prefer sponsors that have at least one full real-estate cycle of experience (which sounds similar to your post), little to no money lost, low leverage, and high skin in the game.And there is an apartment operator that has multiple real estate cycles of experience (decades) with no money lost, low 65% less LTV, and high 10%+ skin in the game.They market under 506B so are prohibited from posting publicly on the Internet and instead function by referrals.

Is there a form (TREC or otherwise) that you use to define your arrangement with the client so that you cannot be held responsible for any part of the contract or prior negotiations even though you are assisting with a portion of the transaction? 

@Andrew Self lack of two years of employment history is not a deal breaker depending on what you were doing prior to starting your salary job.

Quote from @Nicholas Goerss: Quote from @Jeff Chisum: If you run into debt to income challenges you can get a lease in place prior to closing in order to offset the debt.  

IE  they must publish for 21 consecutive days prior to auction.

.✅ Judgments & Liens Search – Since these no longer appear on credit reports, a separate search can uncover past unpaid debts or court actions from prior landlords.✅ Eviction & Rental History – Checking payment history, past evictions, and landlord references helps verify reliability.✅ Criminal Background Check – Ensures compliance with local laws while flagging potential concerns.Section 8 can be a great program for landlords, but only if the tenant is properly vetted.

The prior accuntant should be able to print your return along with any depreciation schedules by going into your tax return within their tax software. 

You sound like you are growing your equity in real estate as part of an overall strategy.

I know guests do look for homes with the cart included if they want the use if the cart, so I would say my rentals would be occupied prior to those that do not offer them.

So if you have a policy that says you wont rent to applicants with prior evictions then you hold to that.