I prefer someone holding the CRE designation to perform the study, although MAI designees are usually also qualified.  

If you had lived there first, turned it into a rental and then moved back in within a certain time period (I think it's 5 years) and then lived in it again to qualify before selling I think you get the entire exclusion.

Im currently using Midland and Forge for qualified funds. 

Most who possess both attributes recognize its more profitable to simply build for themselves which leaves very few qualified builders for 4 unit ground up projects and those who are truly qualified have to be incentivized monetarily to take on such a build which cuts into your margins.

They are more than qualified, just don't want to go through the vetting process.  

I also keep a running list of available properties that qualify as STR properties for buyers.

There is a fairly new 20% pass through deduction you may qualify for that could help you, but not everyone qualifies.

Yes - you should be able to find a lender that is "AirBnBRRRR" friendly - most DSCR Lenders will require the full 12 months of STR history but a few that specialize in STR can qualify less than one year, typically with AirDNA projections or some common-sense mixed underwriting approach

It sits on their credit report for up to seven years. it's a warning to other landlords and prevents them from qualifying for a home loan, car loan, or credit card.I've had some tenants sit in collections for years, then pay everything they owe because it was stopping them from doing something.You should consider a new PM.

Because of how my Schedule E is with all of the write offs, it throws off what I can qualify for.One thought I had was start purchasing under an LLC and have the LLC take out the loan.