I was interested in their basic online option that also works with the app to track mileage.

Lender is stating this is standard language (purchased standard form etc.LaserPro, Ver. 20.2.20.003)Basically sign away the enclosed rights or we do not furnish the loan.Waives include:- right to a jury- confession of judgement (two different times (one personal, one LLC)- guarantor waiversThere is no comfort in a standard purchased form when the standard form requires waiving rights.Not expecting problems meeting obligations of the loan, and yet does not seem right to waive rights to get the loan.

The truth is that from where you are today, investing 'out of state for better deals' concept is totally misguided and scares me!  

I have a basic one, but am looking for something more robust for both smaller project (duplex) as well as a apartment building 

I personally think vacancy at 5% is too low; it basically means the property is only empty once every 24 months.

Basically would above deal be doable and how much would it cost?

"Consideration" is important... there are basics to any agreement in US.

The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.I hope this basic guide helps.

Basically someone I can offload parts of this project to in lieu of DIYing. 

I use the 50% as a guideline only...basically a sanity check on the more detailed numbers.