FSBO.com or something like that I believe is a fairly inexpensive service. 

Typically, to qualify for loans when contract or self employed, you need two years of tax returns for a typical loan.

I get them weekly, typically 20kish in reno.

Typically I will use a FL land trust to a FL LLC that is held by a WY LLC for anonymity. 

Those deals are typically in the multi-million range and the loans are typically non-recourse which changes the profit at a lower percentage and it changes the risk as being non-recourse.

Then I typically did a rehab making the asset more valuable.  

For example, a $1 million policy could have an initial commission of $50,000 to $100,000, significantly impacting the policy's cash value in the early years.Limited Access to Capital: Accessing the cash value requires taking out a policy loan, which accrues interest, typically at a rate of 5-8%.

I continue to call the general customer service line, but the person that picked up the call was so useless.

remember your first home is not your forever home, it's your first rental so it doesn't need to be everything you want.look for homes where the bones are good, but cosmetically needs love. don't by pre 1960 if you can help it. you'll end up just having to replace all the guts like plumbing and electrical at some point. it's inevitable. look in areas where the path of growth is headed, but might not be currently. think 5 years out. look for resources like your local chamber of commerce to see what businesses are coming in and where. your city planning office should also be on your call list as they can help show where most permits are being pulled for development. follow the money. go to local investing meetups. crowdsource local knowledge and form meaningful relationships. those who've gone before you typically will help out and help you avoid the mistakes they've already made. onward.

My accountant does not typically deal with real estate investors, so she does not have a standard spreadsheet available.