I specifically asked him to talk to the underwriters to make sure the STR would lend. 

They had a very specific vision for a dream beach house.

Hi Jacqueline-Great questions and I also help investors as an agent in Michigan.Typically, I work with investors that like a particular area I have written content about and have shared on Facebook real estate investor groups in those areas or posted on my website.Then, I work with them to define their investing goals and specific buyer criteria so we are only looking at properties that fit that.It has not been a problem working with investors after defining their buying criteria because only a few properties will meet that criteria.To your success!

I currently use LawDepot to download my state specific California residential and then save it in PDF format, but then want to e-sign it myself.

There are habitability standards specific to each location that you as the landlord would be responsible for. 

I am looking at multifamily specifically as I doubt numbers would work for single family there ( but would do that as well if it works).

Don't know this specific "mentor" but I would typically advise to steer away from them.

Possibly just one off with this specific lender and I need to try to go to someone else. 

IRR specifically takes the time value of money and calculates what the average return is over a period of time and annualizes it.

Many investors want to invest in a specific property in a specific location - they prefer to know what they are buying as opposed to not knowing what specific properties they will own thru a REIT.At the end of the day, each investor needs to sort thru those issues for themselves.