Some other features landlords commonly look for:Automating late fees (the level of complexity you require can impact the software that's a good fit)Logins for multiple employeesDedicated mobile app for your tenantsFull accounting features OR alternatively, integration with your preferred accounting platformDigital document signingTenant applications and screeningAgain, depending on which of those matter to you, one software will be a better fit than another.

What documentation is typically needed for planning and zoning?

Start with a clearly defined joint venture document that defines all roles, capital splits, equity splits, timelines, and what happens when things go south. 

We don’t have a lease or any document signed.

I understand the reason for the document is to protect the property values of the neighborhood. 

The big reason is that I treat my tenants professionally without throwing emotion into the mix and ramping them up, I document everything, I know the law, and I have policies and procedures in place to act quickly when trouble arises.Now that I've bragged about it, I'll probably have an eviction soon and ruin my record!

Is there a list of modifications or a document somewhere that supports/explains this? 

It’s also hard to get documents from him as well.

The QI has to be in place prior to the closing of the sale so that 1031 documents can be prepared for the settlement statements of the closing. 

The only person who knows the name of the owner of the trust is the owner and that document is never recorded anywhere.