I want to have clean documentation so the people renting know the rules and I have something to fall back on when I question is brought up. 

Repair Estimation/Budgeting - Ability to create detailed Scopes of Work & repair costs budgetsBudget Tracking - Ability to track your actual expenses against your initial budgetScheduling - Ability to create a project plan & track project progressChecklists/To Dos - Ability to track daily to-dos and checklists of items that need to be completedCalendars - Ideally all of your Schedules & To-Dos feed into a Calendar that you can use to manage all of your projects in one location.Document Management - Place to store project documents and photosHere are some Project Management tools that you might consider: Trello/Asana/Zoho Projects/Basecamp - General project management software that includes tasks, Gantt scheduling, calendars, project forums, document storage & team collaboration tools. 

He recommended I do a Non-QM loan, which I had never heard about but he says if I do the full document version of this loan ( they verify income) I can put 10% down instead of 20% as with a hard money loan and the interest would be 6.75% vs 12-15% with a hard money loan.

As an individual occurrence I would probably have the tenant document the event on paper in their own words, have them sign and date it, then replace the item.  

Good news: you're in the right place to get started. :)

Here's some information on that:https://www.pennlive.com/news/2019/03/harrisburg-university-releases-renderings-on-new-building.htmlFor me personally, I don't invest in the Uptown area between Maclay Street (near Governors mansion) and Division st. 

There is also a lot of documentations that needs to be done for pretty much EVERYTHING. 

It gives them a fresh start, and also documents any current damage/condition of the place for when they move out.

Hello BP.I have a individual that is interested in funding one of my projects as a private money deal, but they have concerns about the paperwork and tax documents being a serious hassle.

Do everything by the book, and in the case when you are faced with a lawsuit, use a good liability policy as a first line of defense, and your LLC that you have properly structured and documented  as the second.