Flexibility in Loan Terms: Josh offered a unique hybrid product that let my friend lock in a portion at a fixed rate while leaving the rest variable.

Typically Conventional will end 42% of DTI and FHA can get up to 51% DTI (and based on your credit score I think you should stretch to that 51%) Just a few things to start thinking about as you are working through the process. 

We manage 275 residential properties with the majority of those in Sherman/Denison so I feel uniquely qualified to chime in.Generally speaking, 3 to 4 bedrooms are the most popular and for a new build, they will lease anwhere between $1600 - $2200 depending on the area, size and amenities.

Youngish (new) investors many times need the cash flow because they are stretching themselves to jump in. 

Am I stretching this too much by adding these operating costs?

You would be surprised how much Wayfair marks stuff up, and that a lot of things that are marketed as unique are sold by numerous retailers. 

With my other listings, I use pricelabs, and on their site it says to contact them for more unique pricing.

I have found enough business and made enough money not to need to expand outside of this market.Section 8 is a whole different ball game but I find the program is unique in that it's a 3-party relationship adding the variable of a government agency.

REI is pretty unique and comes in many flavors.

Look, if you are looking for a bank with "no foreign wire fees" thats quite a stretch and I'd advise tossing that idea out as it will keep you on the sidelines.