That’s what I have learned, I’ll send you a connection request and also the details of someone who is providing me these of market deals from a company called new western. 

I was just informed from my mortgage company that in their eyes a point = .125 so if my rate is currently 6.375 buying 1pt would drop it to 6.250.  

Hey Ronnie, I'm a local broker, investor, and property manager (100+ Airbnb listings)Props to you for jumping into the game!

I interviewed 3 PM companies.

PM companies vary so asking them how you get your distribution, and when, is important. 

Seller broker might also be "infamous" in the community. 

That has nothing to do with any liens or loans attached to the property--they still stick to that property.To learn more, speak directly to a VA mortgagee/lender or mortgage broker about how to assume the loan and how/if you can absolve the current borrower from any liability.Keep investing and moving forward!

For context, I have a business degree in marketing (not good I know) and work for the biggest single family rental company in the US doing entry level customer service.

Local banks are more tailored for conventional programs, so you may want to look into institutional companies that specializes in commercial financing.

This may be your best bet as it lets you hold off on formation, but its important to make the title company and the lender aware ahead of time so they can update title and prepare the loan docs with the correct entity name.