This is a lifelong endeavor.

I assumed this would be the cheapest out there.I have some great local portfolio lenders, DSCR lenders, conventional lenders, and commercial lenders who are competitive and should be able to beat 6.75%.

Great question - when you find out let me know as we are looking for one as well. 

Does this guarantee that a seller wont give in to greed and try to get out of your agreement? 

And we have an ownership in all of the communities we operate, so that is incorrect information.

DIY online cost segs that are <$1k are being tossed out in audit like yesterday's garbage lately. 

Ok, then know when in over your head and tap-out! 

Do they use pen and paper to record this information or do they have some sort of software to manage it? 

I would ask that you contact me directly if you have concerns about me rather than going on Bigger Pockets and putting out defamatory information like you did.

There are multiple implications- so it's best to work with a qualified professional to figure out what best meets your specific situation without unexpected consequences.