We started looking at coaching programs and some of these things just seem ridiculous at 20-40 grand, and some seem more like life coaching programs as opposed to real estate programs. we don't want to syndicate we really would just like to find someone that we can bounce deals / ideas off of and have them assist in underwriting and giving us a better sense of security that we are doing the right thing.

The Registered Agent will record the documents on your behalf so only their name and information appear on the documents.

The DSCR program "Must use the lesser of the two either common rent from the appraiser 1007 rent schedule form on the appraisal or the lease".You also have to factor in the taxes and insurance because a guesstimate or ball park can kill the approval. 

You even have the ability to send your tenant's leases via e-signature and their monthly rent receipts electronically.In addition, you can house all of your management contact information within the program -- such as lawyers, contractors and handyman.

This appears to be a text book case of this.

Many S8 tenants are getting free rent money, yet don't take the time to understand the program and dump everything on their caseworkers and landlords!

Use a tiered approval process to give them control over larger expenditures while enabling quick resolution of smaller issues.2.Proactive Maintenance: Implement preventative maintenance programs to reduce costly emergency repairs and extend the lifespan of property systems.3.Monthly Reporting: Deliver detailed monthly financial statements that outline expenses, rental income, and ROI performance.By handling their funds with care and providing transparency,  trust is built with owners, ensuring they feel confident in the relationship.Making Tenants Feel HeardHappy tenants are the foundation of long-term occupancy and reduced turnover.

If your goal is less required documentation, DSCR is likely your best bet as most everyone as mentioned, possibly a bank statement program depending on your job structure. 

Quote from @Mike Klarman: So, the Ground Up Programs are the hardest to get into. 

Whether an individual consultant or a mentor through a program, mentors provide the foresight and support you eventually need because of their experience.