I must be doing something right because I never attempt to generate leads, and I've been 100% successful so far! 

Can anyone recommend software which would accept monthly payments (from me to seller) and create proper 1099 forms for tax purposes at year end? 

I have a PO Box that i used for that purpose and any other business mail but since converting to ACH i am not sure when its the last time I went by the post office.  

I am sure some will do it with phone and e mail etc.. but I suspect they miss the best deals.Just like top wholesalers they have buying agents when a lead comes in that buying agent is over to the house and meeting with the folks ASAP so they can lock it up.. if they are non owner occ then yes this is different but now your talking about investors as sellers different mind set .  

It’s online only but purpose built for business owners and they have automation for those applying the Profit First cash management system.

Legal entities are set up for this purpose.  

It would definitely be fraud if this was the case, a recent post from an auctioneer talked about this exact situation, where they said the auctioneer was liable (different bedrooms/type of home example you don't have to read it) States would differ though and it doesn't seem black and white. https://mikebrandlyauctioneer.wordpress.com/2022/07/12/no-li...I do agree with you that it could very well lead to being burnt, however.

The purpose of my phone call was in regards to their "Turn Key Section 8 Program" which promises 30-35% Cash on Cash returns.

Significant and sustained population growth leads to demand exceeding current supply, causing prices to rise until there's a rough balance between sellers and buyers.

The DST gives you this option, while 1031 does not.2) Direct up to 80% of the funds to an LLC and partner with the trust for a business purpose such as purchasing investment real estate, loan business, buy into a business or develop investment RE at your own timing (all capital gains tax deferred, without having to follow any timing guidelines.)3) The DST can save a failed 1031 exchange.