My personal and professional experience has been that they do not provide actual replacement costs in their evaluations. 

Personally, I like the all-in-one units but they are expensive and poorly suited for larger units where it will take forever to get a load of laundry done (since you can't move the clothes from the washer to the dryer).

I've personally worked with a handful of "investor-friendly" lenders, primarily on DSCR loans in recent years, and each time I've run into significant delays, lack of transparency about the process, have been fed the requirements in a piecemeal fashion (every few days there's a new random request rather than having it all organized from the start), and have even run into lenders who were substantially misinformed about the real estate industry or the laws that govern it on both a local and federal level.I think there should be a better site to encourage accountability by tracking how long it actually takes each lender to close their loans on average, and what unexpected hurdles investors encounter when trying to work with them.I can't seem to find such a site.

I got quoted $1490 yearly cost plus a $30/mo retainer to have unlimited access to my personal real estate accountant.  

I share this not to discourage you from embarking on this project with you as a manager, but I flip homes and have seen for myself the incredible savings in time and money that can be activated when you have the right person overseeing the project and who has the relationships with the subs that can make sure to push them and hold them accountable.

I also know that in many cases the llc will protect my personal assets and I fully believe this is either analysis paralysis or just fear of failure.Thoughts on how to get past this and where you recommend starting?

You seem like a very intelligent and hardworking person; I'm sure you can come up with a value proposition that is unique to you. 

If I were the money person, I would want to see the deal first.

much higher risk for everyone involved and not a beginner strategy.

Regardless, it speaks to him being a high maintenance person I don't want to rent to.