Now leased to market, under 4% vacancy/bad debt, and RUBS implementation.

Even if there isn't a lease in place, underwriting can use market rents from an appraisal to qualify.

My first tenants were paying ~1,600/month and current leases are climbing towards $3,000 a unit.

One lease for the entire house.

The cleaner can just let you know when it's time to restock supplies. 

Consider auto loans, inventory, commercial paper, annuities and even RE and equipment leases.

If tenants don't meet those standards, it could be considered a lease violation.

Study landlord basics, especially on what to include in your lease (going forward you will ALWAYS have a written lease).(2.5 Learn from mistakes and don't repeat them.)

Also having a higher proportion of revenue generated through the residential component of the building does make financing easier. (3) The exception to the 80% rule I abide by is when the commercial space is leased to a credit tenant with a proven & sustainable business  or where the space presents the opportunity to attract a neighborhood amenity F&B operator (this is most beneficial in instances where you have a larger localized portfolio where these commercial tenants can positively impact the value of your overall residential portfolio).

I have been doing the property management and leasing myself, while sometimes trying to handle maintenance.