Is that a national guideline or is that just more local bank conservative standards? 

I have been using Quickbooks online for years and love that it's the industry standard and robust software.

Hard money and standard loans (Conv, DSCR) are unlikely to be available for deals under $75k.

If you have a good insurance broker, you should be able to use a more standard policy though.

Ok but "should have known" and "did know" are two different standards, and unless the seller had a survey done before it was put up for sale that clearly labels the roof as crossing survey boundaries, I doubt you can make a case there for fraud ( which is what willful failure to disclose is).

STR standard depreciation is 39 years @Andy Lanyi@Jonathan Cooper even if you take Bonus Depreciation as @Basit Siddiqi highlighted the remainder 40% will be prorated using the Half-year convention or Mid-quarter convention used in line with what you read in IRS Pub 946 

And by DSCR loan, I'm thinking standard 30-year DSCR loan.

Simple standard sales process."

Also, I really wanted the units to be up to my standard, but I think I spent more on them making them look better with upgrades, etc, than I needed to.

1)Purchasing distressed property with seller financing with substitution of collateral clause.2) Wholesale property as-is, then move favorable seller financing to better quality property keeper at below market rate & favorable terms.