Ideally, they have experience with electrical, HVAC, plumbing and management. 

And then there are also  sewer scope fees, and if your inspector recommends other inspectors to do inspections on things like the plumbing system, the roof, the electrical system etc... those have to come out of your pocket also- if you're going to pay for them.Does your lender require a Phase 1 Enviro; How do you intend to pay for that? 

We needed an upgraded 200amp electrical panel ($5-8k), extended water and sewer for the garage ($5k), built out interior ($7k?)

Quote from @James McGovern:The least successful people I see in real estate are the people who try to over financial engineer it and try to overcomplicate things. 

The wholesale electric rates depend on location and time-of-day in 5-minute intervals.

Currently the heat/ac situation is electric baseboard heat and window ac units that my realtor is insistent should be taken out and I should have mini splits or a furnace added instead.

. - Submetering - I went through the process for one of my buildings (gas and electric).

Economists note that job growth in typically underreported industries fell by 42,000 compared to the 6-month average, suggesting August’s numbers may understate actual gains.Key Employment GainsConstruction: +34,000 jobs, driven by heavy civil engineering and nonresidential trade contractors.Healthcare: +31,000 jobs, though slower than the past year's monthly average of 60,000.Social Assistance: +13,000 jobs, with more modest growth compared to previous months.Other growing sectors include financial activities, wholesale trade, and government (+24,000 jobs).Job Losses and Sector StrugglesManufacturing: -24,000 jobs.Retail: -11,100 jobs.Temporary help employment continues to shrink, reflecting business uncertainty.Wage and Fed Policy ImplicationsWages rose by 0.4% in August, up 3.8% year-over-year, supporting a cautious approach by the Federal Reserve on deeper rate cuts.

Once you know the goal you can reverse engineer into the resources you need to build the goal. 

A new loan officer or one not familiar with DSCR might offer you the best interest rate and fees on a DSCR loan because their pricing engine told them, but your specific scenario may not fit. for example, a deal I am currently working, First time investor, First time home buyer, living rent free, seeking 80% LTV purchase, Using Short term rental income to meet DSCR, with gift funds.