I'll look into the suburb areas you mentioned as well as David Gonzalez's suggestion above. 

Any suggestions will help!

Does anyone have any suggestions?

Does anyone have a rec for a spreadsheet that shows the basics of P&L associated with a rental property, but also lets you input hold period and value appreciation assumptions so you can get a full picture of the ...

So now I'm calling all the QuickenLoans and Loan Depot's of country and no one will touch it because: A) Its not my primary residence B) I haven't owned it for a year C) The private lender isn't reporting the monthly payments to a credit bureau so I don't have a verifiable proof of payment D) Been doing AirBnB, so no lease (if I wanted to get 2nd home or rental property financing)Solutions I'm aware of: 1) Most loan officers have suggested I call a local credit union, which I have done> The credit unions are concerned because it's not my primary and I don't have  lease in place with proof of payments via bank statements.

Whatever you buy I suggest managing it yourself for at least 12 months.  

You will find BiggerPockets to be an excellent resource I am sure .

But ....banks aren't typically landlords...Trusts are used for structuring (I suggest removing trust from the mailings and send to the owner/family)Property Management is too broad and will most likely end up in the trash.

If they refuse, my suggestion is you pass on the deal. 

If looking for one in your local area I suggest searching the local forums/discussions here on BP.