It's a background check of sorts. 

There a significant deficit of technical and professional knowhow to get past here.

I like the pre-qualification and application process, as well as the reasonably-priced, tenant-paid background checks.

I don't think you need one before you start buying investment real estate, but as soon as you do, you're absolutely going to want one who specifically has a real estate background.

At a technical level you have two paths, either 1) combining the bottom and ground floor units into a larger unit as you suggested above or 2) create a third legal unit.

I haven’t owned a motel operation but have hospitality finance background.

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You can expand your network in this manner, which will lead to conversations with people of varying backgrounds, who may need your help.

I'd agree with @Devin Peterson, best way to get this answered is to get a few quotes from different lenders and compare - either on BP Find a Lender or just googling (also if you post a version of this in the Classifieds subforum - or it might get moved there, you can interact directly with DSCR Lenders here - although this subforum is more about technical questions).

As a mom I have chosen to remain in the back-ground of my children's Business.