If you find a lender/mortgage broker that communicates very well and in a very time efficient manner start there to see if they have a product that works.Most of the lenders we have worked with in the past we have done multiple loans with.

Because that is actually how we communicate with the IRS - only through our tax returns (until audited of course. 

Assuming you just manage your own properties, not other people's properties, you can use Buildium for management tasks (keeping track of maintenance, store documents, communication, etc.,) and use QuickBooks for everything related to accounting/financials.

You may lose access to the bookings they have managed, as those reservations are often under Evolve’s control, and they may manage the communication, payments, and cancellations for those guests.Transferring Bookings: Some companies might allow you to transfer the bookings if you switch to managing the property independently or through another service.

The left hand doesn't know what the right hand is doing and the execution seems poorly planned and communicated.

They can handle bookings, cleanings, and guest communication, so you’re not always on call.Also, keep in mind that some areas have specific rules and regulations for short-term rentals, so make sure you understand what’s allowed in any location you're considering.It’s great that you’re eager to learn, and with the right strategy, STRs can definitely help you gain more freedom.

Here's a summary of the communication: I would get paid 3% interest for wiring $91,000 and get my money back within 24 to 48 hours with a double closing.

Sounds like you've had poor expectations on how the process works, poor communication from your lender, and maybe there is more to your file that you are letting us know. 

Would you stick with the bank  (have kept the communication going with my contact on what i'm working on, high level is 25% in, 9% rate amoritzed 15 currently but I think they would do 20 and also includes construction phase but not sure yet on when it would switch to p&i) and go that route or would bringing in a cash partner (friend/family, have multiple people interested) be something to consider?

The sponsor is the one driving the ship, the one making decisions, the one who has to communicate, the one who is the bearer of good and bad news!