Their might be some wiggle room if what is being collected comes in over the market rent however for the most part the market rent would be the preferred guideline and any deviation from that would be up to the lender that you are working with.

It all comes down to preferences. 

U have to understand the mind set of many people in these markets THEY PREFER to rent they dont want to own.. its not like someone on the Coasts in high priced markets where they have seen folk get wealthy just owning a few homes. and your not adding in Property tax and maintenance.. folks that are/were renters just dont have the same mind set when it comes to taking care of the property or the cash to do so.But until you try it and actually talk with those in the market there is no way of knowing that many of these folks simply prefer to be renters..

In a few months I need to rent out my Decatur house and prefer one that's recommended, rather than stabbing in the dark.Thanks,Christina

I would ask a realtor for their preferred lender and just go with them assuming I have a few other quotes and the lender is competitive with these. 

My preferred market buyers being investors and cash-buyers.

HOLD & REFI - The improved cashflow (I have one lender saying he could get me into a DSCR loan at 6.5% which would 3x my cashflow) is enticing, but I'm don't want to risk anything especially having been burned once and would prefer to be on the up and up. 

Investment Criteria:• “Core” strategy – High-quality properties with minimal renovations or maintenance issues• Stable tenants & cash flow – Long-term leases, steady occupancy• Commercial preference (?)

Without the tenant explicitly stating (preferably in writing) you can trash whatever is left, you likely have a requirement to store items left behind. 

I always prefer to use a CPA who works with other investors and Realtors such as myself.