I think this website focuses on creating docs for loans, not sure if it is specifically what I am looking for. i did use eforms.com to create a document.

What specific steps do they take and what do they communicate to the owner?

Also, before finding tenants, ensure that the property is move-in ready, research fair market rent, carefully screen applicants and have a lawyer draft a lease agreement specific to the state where the property is.

I am looking for best practices both from a legal protection standpoint and from a tax advantage standpoint.

If there's a fixed-term lease, the landlord typically can't raise the rent until the lease term expires, unless there's a specific provision allowing for increases.

Is Fathom specific to the Virginia area or is it an online brokerage. 

Plenty of cleaners in the area, Turno would be best bet for rental specific cleaners

---Private Landlord: we check public records to determine legal owner.

Be as specific as you can about your goals and then try and find a partner to fill the gaps.

Specific to the OP, we have a rental that may eek out profit by the end of the year.