I would ask the lender you applied with to disclose how they calculated your DTI... sometimes they fail to add back in depreciation or deduct costs from your schedule E like tenant turnover, improvements, etc. that shouldn't be included in the DTI calculation. 

Clearly the big push-back from Curbio would be their need to maintain similar decision-making control on the improvements.

Also lots of small things filter & smoke detector batteries need changed, hardware is missing from one cabinet.

But I could also profit off depreciation of the property annually, appreciation (especially if I make improvements), and tax deductions.

Thanks Even if you don't break even on a house hack it can still be worth it because money you save is less money you need to earn (that gets taxed) which can really improve your financial picture. 

Further, you won't need to rely as much on appreciation and rate cuts to improve the cash flow situation.As others have pointed out, you can't overstate peace of mind.

Can it always be improved, oh of course.

That's only 45 bps for 30 days, rarely is it this cheap. 2) If you have time to move somewhere else, you can A) go to another broker and get other non-QM quotes and threaten to leave the current broker if they do not give you a free extension/come down in pricing as rates have improved, or B) Tell current broker to get other quotes from other non-QM lenders they work with.

@Tamika Howard, perhaps this article will help you:https://www.bhg.com/home-improvement/electrical/how-to-check...

Be prepared to teach them something or help them improve their knowledge base and skillset as they grow.Set expectations and goals:Let them create their own goals.