Still, you may not have to submit your tax returns. more info would be needed to know for sure, reach out to a seasoned loan officer for pre-approval and see if your situation would allow for this. 

I'm analyzing properties in my expensive market which has a dire need for affordable housing.

Quote from @Karin Recalde: Yes, my agent sure didn’t help me.

Focus on neighborhoods near employers or schools, and explore slightly outside Austin for more affordable options. 

Do this for all items and include an entry for small items like lights to get cap ex estimate  Not sure where you got the 3% vacancy number.  

I'm not sure why you have an issue with "needed documents".

I’m sure more questions need to be answered but thought I’d start here first.

I’m not sure which forum you expect responses for the same comment.)

Not sure how it works but if you can also get health benefits for your retirement then that will be even better as that is also something you will not get as an agent. 

I am not sure what companies are quoting you, but you should shop more.Make sure to have the location of where is showing the cracks so you can get a more accurate repair estimation.I have some contractors that I can recommend.