And your simply charging points and keeping the points and then a service fee. ( interest rate delta). 

Generally, this type of counseling might have a little fee to it but it's well worth it if it protects you (and them). 

It is a lot easier IMO this way than chasing people for your fee. 

Make sure utilities are available, and that you have tap fees included in your estimate, as well as engineering (site plan), architectural plan, and other bits you might need to consider for your market (landscaping and costs of sale, for example).

There are certain factors that need to be met like LTV. 

Also, I assume a 10% property management fee in my calculations and based on initial conversations.

., and in your analysis account for slightly higher PM fees.  

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

Quote from @Deandre Brown: When analyzing deals, a few additional factors I like to consider are whether the electric and gas utilities are charged per unit or as a single expense.

Are there any lenders or ways to finance the entry fee for subject to deals?