You have alot of sensitivity to expenses on smaller properties, which can significantly shift your NOI numbers.

I am more sensitive to being called a slumlord. 

You can do a DSCR cash-out at 90 days.Since you seem rate sensitive, you could do a delayed financing cash-out for conventional since you are occupying the loan.

Finally if it looks good then its time to model out the cash flows over the life of the project and apply either a NPV and IRR/MIRR to the deal.Once I have the model, then I like to see what proportion of returns come from cash flow, appreciation, tax savings, and debt pay down to get a sense of how sensitive the asset is to changes in assumptions. 

One put on his application that he is highly sensitive to mold as a note for the landlord. 

Many people are highly sensitive to mold and you could be looking at future lawsuits if you don't get a full clean bill from a reliable company and complete air testing, as well as fixing the moisture issue in full.

I have raised rents on two units this year and explained to tenants that I am sensitive to their situation and want to be fair but, I also need to make sure I am covering cost increases from operating and this tends to do the trick and i have not gotten any pushback, they expect it.

To me this issue is somewhat time sensitive as we plan on selling the house ASAP while the market is on fire and re invest the money into a duplex.

Family formation, job offers across the country, babies, old people dying, these things are largely not rate sensitive.

It sounds like that's the most time-sensitive problem.