@Brian Shurtleff, of course, is way off base - not even close.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

But, my answers are based on my actual experience being a real estate investor for the last 12+ years.I am 41 years old and currently own 160 units.

is it based on hardware or just software that allows you to remotely access/ control the hvac?

Buying & selling it as land, no development.Perhaps what I have covers all the bases I am looking for. 

It's all relative and subject to change based on each individual person.

Freddie has similar intricacies, but also does not require a two year history of receipt; https://guide.freddiemac.com/app/guide/section/5306.4If you can use the rental income to drive the DTI down so that you can reduce the down payment similar to that of the FHA product, the benefits of the conventional option will outweigh the FHA option, as I'm assuming you have a strong FICO based on rate quoted with no points.  

• Is it all just customizable based on what works best?

Pro tip--make sure your exhaust fan in the bathroom is vented to the atmosphere--meaning out to the outside.....go out the roof or out the side of the unit or secured to an opening in a soffit vent grille off the house. 

Just by having those two traits they are in the top 25%, based on my experience.