The documents say he represents neither the buyer nor the seller.

I wish you the best in your investing journey and this forum is chock full of very experienced and talented investors and realtorsDoes this helphttps://docs.google.com/document/d/1N-eMKaHkPJquU9r1jfrA-ZTk...

Does the operational company already exist and have income history?

I never give the system or the prepped documents. 

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

I would get an attorney or title company involved to create your loan documents to ensure they comply with the law and cover all the aspects you need.Another method that is likely your best bet to take on investors is to create a joint venture (JV).

CPAs often advise against pursuing this designation unless the time commitment and documentation are robust, as failing to qualify can result in IRS audits or penalties.The 500-hour rule pertains to material participation in specific real estate activities or businesses.

Therefore, if you look at history, real estate has continuously performed in an upwards fashion while, like any other investment, has experienced short lived corrections from time to time.

I was asking with the assumption that I can at least manage the property myself, but based on the documentation they provided it seems like not if I don't have a broker license myself... 

@Jamie BatemanIf I understand what they do- it looms like they are just a middle man where someone wants financing on a property they find a lender for it and will create documentation.