I am realizing this information is privileged, I guess I will have to find this information by other means.Being that operators on the ownership side share the intricacies of their pro forma or fund with LPs, why wouldn't debt sponsors share?

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

Curious what the rough guidelines are on pro forma for such a deal to pencil.

They'll usually be amazingly forthcoming.What is not so well known is, that with the right wording, you can use the application form as a skip trace tool should your tenants duck out on you.I checked out several local property management apps online and found the correct wording, and then added it to mine.

Also RTR claimed $6K in closing costs on their pro forma and that is basically false (in my opinion).

I have seen it go bad, too often, for people that don't layer their protection and form a corporate veil/shield. 

Purchase Price: $102,500.00Purchase Closing Costs: $1,500.00Estimated Repairs: $4,000.00 (not much work needed and I doubled my estimate) Total Project Cost: $108,000.00After Repair Value: $103,000.00Down Payment: $25,625.00Loan Amount: $76,875.00Loan Interest Rate: 5.000%Monthly P&I: $412.68Total Cash Needed By Borrower: $31,125.00Monthly Income: $1,380.00Monthly Expenses: $1,275.93Monthly Cashflow: $104.07Pro Forma Cap Rate: 6.02%NOI: $6,201.00 Total operating expenses: $863.25Mortgage expenses: $412.68Vacancy: $138.00 (10%)Repairs: $138.00 (10%)CapEx: $138.00 (10%)Insurance: $68.00Management: $138.00 (10%)P&I: $412.68Property Taxes: $173.25 Lawn: $70.00Financial InfoIncome-Expense Ratio (2% Rule): 1.28% Total Initial Equity: $26,125.00 Gross Rent Multiplier: 6.19 Debt Coverage Ratio: 1.25

Should I form a new LLC for rent collection?

Other ways are more creative. like forming an llc and syndicate a loan, you get investors into the llc and then you form a mexican fideicomiso, the US llc would be the lender and beneficiary of the fideicomiso and in case you dont pay the loan, the fideicomiso forecloses the property and gives the money back to the investors. 

Their pro forma has a 4% vacancy and 4% maintenance expense with is on the conservative side though.Will you buy any more properties with them based on the first purchase?