So instead of running the numbers for the 20th time, I thought I'd reach out to all you great people and get some other eyes on this one to either confirm or deny if I'm crazy. 

Her application otherwise checks out (credit score, income, etc) so we can’t deny her on anything else.

Hey guys,I applied for a HELOC through JP Morgan. I got a call today that they got the title from the county and my father is on it. When I bought the home in 2012 he cosigned for it. They said that according to Texas...

Then, that score "expires" because credit info changes constantly as people use (or abuse) their credit.

By hearsay, they are, but I don't have proof and the tenant seems to be denying it.  

I personally would make the financial contingency period be based on when you receive final approval or denied - not when the appraisal must be ordered. 

Regardless of the service / provider or method you use, I would NOT rent to anyone without running both credit and background first, and if SSN does not match, I would deny for that reason.J.T. 

Ours still lets landlords set income/credit/background requirements for all tenants - so if a applicant does not meet my credit requirements I can still deny them.  

The day they are scheduled to close, the loan officer says “sorry, loan is denied because the % of renters is too high by 1%”.

I have since had them get water on the floor and bring down the living room ceiling (something they deny, despite the plumber telling this to me) - I haven't made them pay for it, instead I had another plumber there and am now moving on to a roofer because there's nothing wrong with the plumbing.