And it's also now the third time I can prove that they are billing me for work they are not actually even performing. 

Along the way you will gain more experience, build 'street credibility' with your lender, grow your reserves,  and prove that you can manage larger operations. 

We’ve done a few deals to prove things out and so far so good.

It obviously is not a homerun.Also, if you do move forward with it, make sure the HOA has the milestone study done. 

Make clear plans, use no-cost tools, study areas, spot deals, and move forward.

Obviously if the difference between a standard LTR and a STR/MidTerm is that different, I would highly consider it, but I'd have to study up on all the extra variables of what an STR entails.

He is also willing to furnish a letter from his US brokerage firm to prove he has ample funds to cover for rent and expenses.What would you do?

And if you need some "outside" agency approval, like state road access, wetlands, stream crossing, perk tests, hydrogeological study, from either state or Federal agencies add more time. 

I’m being asked to provide 12 months of cancelled checks in addition to a lease to prove that I’m renting.

A cost segregation study was performed on this single family home in Fort Worth, TX purchased in 2023 with a depreciable cost basis of $272,633.