"I saw a video in which the guy said that if you get them to sign a memorandum and they tried selling to someone else"I'd file it under the "they say a lot of stuff on the Internet" category.

The typically volatile food and energy categories both rose in August.

They all seem to be feeding us high level general info and no real specifics on structuring the business entities in the best manner possible for our goals.I know the best method is a referral from someone you know doing what you would like to be doing, except, I don’t know anyone that falls into that category.

In real estate, you can make money in numerous ways....without experiencing them first hand, you wont know where to dig in. 

There are numerous first time home buyer programs out there, but none allow investment properties. 

Within a week of him moving in, we had numerous complaints from neighbors and the HOA about loud noises like domestic abuse, etc.

(The third type is the companies that don't care and don't automate, which I assume you and other BP users would weed out.)I think your company falls into the second category and it seems like they're trying but not optimized. 

It lays out the property information, deal information, scope of work and itemized budget per category, timeline, and then ultimately the terms and the estimated return the lender is set to receive.

I was also planning to set aside 25% of the rental income to add to these categories (capex, maintenance, and vacancy) but am not sure if that is over-the-top and not necessary.Maybe someone else can let me know what they tend to do?

There are numerous models to follow.