I have invested with Ashcroft with mixed results.

One of the good things about DSCR Lenders is that the guidelines and programs are different and not cookie-cutter 100% equivalent like conventional lenders that all must mirror the GSEs, etc.Most DSCR Lenders will have similar rates and terms and generally similar processes - so generally what will make the "best" one is the best one for your needs - I would focus on any specialties or niches - like short term rentals, if you do multifamily or mixed use, BRRRR Method or focus in on a specific market - find someone who specializes and has a good track record in that niche or area

Is there a way to start your real estate portfolio or a business without having collateral or mixing personal finance’s?

I'd refer them to petscreening.com and let them sort out the ESA letter.

We're amazed and wonder how you are so lucky, because the few times that we have trusted guests to do something like "bring a 25 pound dog" it ends up being an 80 pound mixed breed dog that barks all of the time.  

The area is a harbor with a beautiful beach, seals, whales, otters and  lots of tourism and mixed uses.  

This could be anything from a Letter of Intent as a prelude to a purchase contract to an actual purchase contract with an OPTION to purchase for a small option price subject to a defined time due diligence period.  

This is how it is supposed to be handled but some lenders have overlays or loan officers are not aware of the actual guide lines or rules depending on their organization or who they are selling the loan to in the correspondence channel.I have come accross this several times you simply make the underwriter aware and in some cases the agents and appraiser are informed as well in case there is a need for an outside LOE letter of explanation. 

I think you may be mixing up some terms. 

One month later, lawyer for HOA wrote me a letter saying they made a mistake in computing the special assessments and $62K more is owed.