Our office houses realtors, wholesalers, mortgage companies, contractors... 

I see a conflict of interest in your role as fund manager and principal in the “operating” company.

Quote from @Treza Edwards: DCSR Loan Yes, but I believe they partner with another company to do the actual DSCR loan.

A person who has spent his 2000 to 4000 minimum CPA practice hours doing foreign currency conversions at Deloitte for a Belgian energy company may not know the first thing about real estate or anything else.

I would love to understand what criteria your software is using to eliminate 99.6% of all properties.Congratulations on developing a hybrid system that works for your company!

The IRS generally does not allow you to deduct expenses for a property that has not been placed into service, as deductions typically apply to operational properties actively being used to produce income.

Will they "check themselves" from bad behavior when they see a professional company with professional services, legally reviewed lease, etc. managing their day-to-day?

Always keep record of where you told your insurance company that the property was being used for STR.

A lot of insurance companies do like the co-living model.

They will have better recommendations for any title companies or lawyers there.