If you've got some other documentation to demonstrate your intent (conversations with professionals, a rental listing, past history etc) again, time for a chat with your cpa for their okey dokey.   

Such as, "Hello, would you like to receive a cash offer on your property?"

Obviously it is preferred to have it in a LLC but a typical residential conventional loan will not allow an LLC to be on loan documents and sign at closing, correct? 

i recently had a failed 1031. closing date of sale of property was 10-10-2017 my 1031 exchange did not go through, i received my proceeds of the sale on 04-19-2018  how do i claim this on my taxes and in what year. can anyon help

I’ve built in 8% for vacancy (just in case, though that seems high for the area - lots of long term tenants), 10% for property management (in case I choose to use it), 1% of the value of the property for taxes annually, and insurance rates based on quotes I’ve received.

As for fees etc, there is a small ACH fee each month for the bank transfer of the payment I receive each month.Basically there is a waiting list of investors and as notes come up, clients are contacted about the note and they have a few days to do some due diligence about the market/property/management and purchase or decline the noteIf there are any issues with payments, foreclousures etc etc, the company handles it allAgain, I'm very early in my investigation of this avenue of investing, but that's my understanding as of right now

If so, were they good to work with and did you receive payment pretty quickly? 

I’m more referring to “how to close the deal” documentation and all.

When I joined mine they shared a slew of useful documents/forms with me including their rental lease which all members of my Apartment Association can use. 

You can track expenses and upload receipts, organize your progress pics, documents, vendors, leases, vehicle mileage logs, and some other things.