Hi LaTara,PPMs are quite expensive, so you typically don't want to create one until you have investors (at least verbal commitments) and a deal under contract (or at least identified).

Every asset class identified above has crashed in the last ten years and if an investor was 100% vested in any one of them they would have been badly impacted. 

I only have about a month to identify the 3 properties, and thus far nothing is even coming close here.

If privacy is now the goal, provide something the parties and lenders can rely upon to reduce or eliminate liability... such as an LLC certificate identifying and signed by all members and including a resolution appointing an authorized signatory, plus an indemnity to anyone relying upon it. 

With lots of practice you will be able to identify a good deal quickly and jump on it when the opportunity presents itself.

Let’s be honest, in today’s digital age the majority of buyers are the ones creating their searches and identifying what properties they want to see.

Would my first step be to identify market (Cleveland) find a property then before closing enlist a property manager?

I identified this property driving the identified neighborhoods we desired to live and research the address online.

To maximize your deductions with bonus depreciation, it might be worthwhile to do a full cost segregation study, which will properly identify all of the assets in the property that can have a faster depreciation life.

If needed, the applications can be numbered and identifying info (like age and name) removed so that there isn't a possibility of discriminating.