Hey mate,Sorry to hear about your troubles.I've been offering "true" turnkey properties for 10+ years now and have many scars to prove it.There has been and still is a huge stigma surrounding the industry and rightly so.The very best rated in the industry sometimes get blasted on the forum.Like with any business that has stood the test of time, we have had our fair share of successes and failures.We have done very well for many investors and could have performed better for others.Many times, we are to blame and other times it was the investors fault IMO.One thing I have always claimed is that we don't steal, cheat or lie and my team and myself work very hard and always make decisions with investors best interest at heart.Personally, I believe that folks that work hard and do their best shouldn't be crucified for an honest mistake when it happens.But, I guess others aren't as reasonable when it comes to such situations and I don't judge them for it.I take the punch on the chin and still continue doing my best.Over the years, I have made millions and lost millions but only blame myself when I loose.Not others.Also, I've always preached to start slow and only use cash which has cost my business 90% in sales volume.I just don't believe that investors should use leverage when first starting to build their portfolio.Reverse engineer and base all real estate, business and even life decisions from a risk analysis worst case scenario standpoint.If you believe that you can absorb a worst case scenario outcome, then pursue the opportunity.Build a strong foundation with cash owned properties and gain experience first."

Non/QM offers options but it does take a special loan program. 

They have too many rules that they put OVER the normal underwriting with most loan types.  

If your offer can meet their needs and yours.... you can make it a win, win situation.

I can't help you on the agent part of things, but I do think making a list of all the steps you need to do to buy a property (find and agent, get prequalified for a loan, make x number of offers) and then put that list above anything else (regarding real estate) and try to start crossing one item off after another could help. 

My loans are locked for another 3-4 years at 4%, so I’m not interested in a refi.

From my research the template seems to be a packet including: Developer Credentials Personal Statement (Available Upon Request) List of RE Owned Current Property packet with Pro-Forma, Rent Roll, Comps, Budget, Projected Returns - similar to an OM on most CRE packets.This was a good guide, Commercial real estate finance: A basic guide for an effective loan request package - Buffalo Business First (bizjournals.com)Commercial real estate finance: A basic guide for an effective loan request package - Buffalo Business First (bizjournals.com)

@Jose ChavezAs mentioned notes are very standard documents that your attorney should draft.A PG is another separate document just like there also should be a loan agreement if to a LLC and some security instrumentWe use an attorney to always draft these and charge the costs to the borrower as part of the closing costs

Loan to value options available up to 85% of sales price. 

That's the correct answer, commercial mortgages are a lot more flexible about down payment sources, etc, than home loans, but pragmatically (loan requirements aside) you need to bring SOMETHING to the table for anyone to want to bring what THEY have (down payment etc) to the table.