Got a second opinion from a CPA, who said he never heard of a title company doing this before.Title company now suggests using their partner firm who meet their requirement, but can't provided an explanation for why they can't cut the check to the IRS.

Ease of tracking expenses for me and accountants is the other major factor for me on the software.I'm hoping some experienced voices could provide a sanity check, but if we can thread the needle financially this would be a win-win-win at a time when money is only getting more expensive.

Based on info provided, rate should be more in the mid 7s-low 8s likely, back of the napkin, with no lender discount. 

There could also be other workarounds or maybe a medium term rental would provide the numbers your client needs to make the investment viable.

We have been self managing from afar utilizing previous service providers and friends with an occasional new hire.

Only $99 a month but curious if the information provided is valid.    

What do your property managers provide to you for your taxes if anything or you you keep your own spread sheet?

Before making any decisions, it's crucial to consult with a legal and financial advisor who can provide personalized guidance based on your specific circumstances.

I am curious if anyone can help me with a resource that provides Portable Tenant Screening reports!

Also, you are right about wanting to have a deposit from the tenant, so they have some skin in the game to take better care of your property.