I own a business doing about 20K a month but that won't qualify me for a loan due to the timeframe of my business, and my parent's cosign won't help with their DTI ratio after I purchased this second property.

Some of the higher ups must be wanting a "business" trip to Cancun that can be written off.

Generally, most states are either attorney states (most of NJ for example) or non-attorney states (CA) for real estate transactions.

You can connect your bank and credit card accounts and transactions get pulled in automatically, you just have to code them. 

We have been buying and holding properties for 22 years, but only recently started thinking of it as a business.

It would be seen as a rate and term transaction, and your client would have to pay lender fees, third party fees and escrows.

I'm a broker and investor here in California, my San Diego team recently completed a similar transaction for a young buyer.

There are so many free and paid options available, so I would take some time to do some research and pick the one that fits your business best.

I want to take the next step whether its partnering or even just watching how a pro does business.

Sending you a dm :) They are all doing well (in various locations) because they have educated themselves in the space and are treating it like a business.