They all essentially do the same functions and charge for the same 'side features' like background screenings, rental estimates, legal documents. 

There is so much demand in LA and a lot of big money, sometimes foreign, who I think are inflating prices and can afford to sit on a property they essentially over paid for.

However, people close to me that currently invest in rentals have told me to stick with the 20 year mortgage, arguing the extra cash flow really isn't that much, and that I'm closer to reaching the point where the rental has paid off it self and the rent I'm collecting is essentially all net.

However, if I am openly asking for agents, I don't see why that should be against the rules (especially since biggerpockets agent search is essentially useless). 

This means that as you save the first 15k will be a wash and while you willl be chipping away at your need for PMI you do not elimiate the need, in this situation you are essentially treading water.Second, there are options that your other loan officer are not offering you. 

After that, will will refinance with a bank and take the lump sum and repair (essential BRRRRing the property).

The only agency that we work with anymore is an agency housing non-violent criminals coming out of prison - essentially, a "halfway" apartment. 

If not: 1) what are the essentials to an offer letter?

If not: 1) what are the essentials to an offer letter?

. :)  You just need it, trust me.Your SDIRA is essentially a trust doing business - private lending.And if you insist on why - here is a good explanation by one of the companies founded by a BiggerPockets expert, @Carl Fischer.