Most are professionals of some sort - doctors, lawyers, executives. 

Kori,First question I would ask you is to assess your risk factor.Example if you make 200k a year in prime earnings years and net worth 2 million and you are buying a 2.5 million commercial property for the first time that is very different than a doctor or similar making 800k a year wanting to dip their toe in the water.

One question I've always had on this is how to verify the ledger is not doctored...?

My dream would be to have enough rental properties to support myself while I pursue a doctorate degree 5-8 years from now. 

If you are not in school to become a doctor, lawyer, engineer, etc. then it seems unwise to assume a massive student loan?

If they are claiming it is an emotional support animal, all you can do is ask for documentation from a local medical doctor verifying it. 

I know the gurus all say you can do this with no money and no credit but thats like when the doctor tells you ‘this wont hurt a bit’

In your case, the folks doing the mortgage need to be licensed in PA, but they do not need to be licensed in New York.Real life example, a Texas doctor buying a wine country estate vacation home in California.

I received an application from a doctor that just finished his training and will be starting a job where he makes 560k per year.

With Jerome Powell going 0-100 real quick, a shorter term loan may be just what the doctor ordered to watch and monitor the mortgage market with hopes that rates drop slightly, and with some luck, my SA assets will have appreciated to where a cash out re-fi into a 30 year fixed loan would make more sense.