Smaller town with high rents and very low vacancy.The current multi family is owned by a housing foundation in a smaller town (40,000 people) that has been subsidizing rents for seniors. 

It comes down to debits and credits for the most part but there is also the logistical and sometimes conflicting component of investor requirements and 3rd party requirements (MI company, junior lien holder, senior lien holder, GSE, etc.) that at the least, influence the transaction or, can control the transaction beyond the seller's or lender's objectives outright.

Can someone recommend me a firm that does this, and what are the costs typically (ie percentage of purchase price, single dollar amount, etc.)I'd like to do it myself but would feel 1000 times better knowing I'm doing it in addition to a professional company and see what disparities arise between their analysis and mine. 

I am a golf professional so I typically snowbird for work.  

Wanting to expand on my property listing but growing very wiry of banks wanting to get some professional/seasoned advice.

In my head, white labels means that someone, most likely an individual, took the time to give the mail a professional touch but actually took the time to type out, print and adhere the label.

you should search out a real professional. 

Transparency is key, not all landlords are comfortable with this arrangement but many see the advantages of working with professionals who are able to maintain the properties at higher standards than with long term leases.

That's why you hire a seasoned professionals to take care of the legal work for you.

It depends on whether the House or Senate win out on certain aspects, but it could be good for investors.The House bill taxes all passive investments at 25% (rentals are considered passive, unless you are a real estate professional as defined by the IRC).The Senate bill gives a 23% deduction on the flow through income of sole proprietorships, LLCs, and S-corporations.There is a lot more to all of this, but those seem to be pretty good changes for investors.