While you can’t fully predict interest rate trends, you should pay attention to the Federal Reserve if you want to get an idea on those trends over the coming years.With the new tax laws, using a HELOC for that purpose is no longer eligible for a tax break.

The assignment assigns the Mortgage to youThe allonge transfers the note to youAs for due diligence :Are the notes Dodd Frank CompliantHow much are you investing relative to the current unpaid balance (UPB0How much are you investing relative to the current Value of the propertyAre there unpaid taxes on the propertyAre there any unpaid liens on the propertyAre the borrowers currentHave the loans been professionally serviced so you know the pay history and the correct UPBDo the borrowers pay on timehow long have the buyers been in the property, do they pay on timeAre taxes and insurance escrowedIs there insurance naming the lender is there a lenders title policy

Your willingness to bring something to the table by being of service. 

Are there online legal sites/apps that you can pay for this type of service?

A local real estate attorney can draft you a note and a security instrument (deed of trust, etc) for this lending arrangement.It would be good to have a loan servicing company handle calculating/collecting payment for a small fee (like how property management companies manage your rentals for a small fee).

I am specifically looking for companies with a proven track record of transparency and competitiveness in their fee structures and excellent customer service.

They will get a 1099 for the deficiency; in the case of a deed in lieu it's generally the servicers FMV - payoff.

Mid-$30k/unit  so with financing, insurance, etc CAP rate comes in around 9%.HOA has ~$30k reserves, roofs refreshed ~5 years ago. 

Years ago I did some work with SaskTel downtown and there use to be a pretty good Japanese restaurant just down the street (not something I expected in the middle of the prairie).Looking at what you have posted - and with the caveat that I do not know the market in Regina {property taxes must be low} - my first question is does your figure of $1445/month include: snow removal, lawn care, maintenance reserve (~10% EGR ... which is more like $5500/yr) and property management (say 7-8%)?  

We run Call Porter an answering service for investors (and are also buy and hold, wholesale, and flip investors) and get to chat with clients about what is working/not working all the time.