Yes, it has all the bells and whistles, but what really stood out for us were several factors:1. 

It sounds like you're at a point in your project where you could make these modifications in a cost effective manner.

YUP nightmare client would tell them to find someone else.. not loyal thinks they know it all and what kind of real estate coach makes this kind of absolute rookie sounding post. weird.

Hey Sam,Sounds worth it, 5.125% no points? 

After all that I'm sure it sounds like I'm anti real-estate.

The owner I know uses a local handyman service they've built a relationship with to handle one-off issues that come up and perform regular maintenance, and it sounds like you've already got cleaning locked down. 

It doesn't sound like you have an entity so you wouldn't create an entity/business account.I would suggest another personal bank account just for your rental activity.

However, I received rejections even after sending them my current work along with the pitch deck Sounds like you are avoiding the most important terms of your proposal, and you avoid telling us what parts of your proposal they object to, so I have no wonder why they don’t want to do business with you.

Your experience with the DSCR loan process sounds frustrating, but it's not entirely uncommon for borrowers to encounter last-minute changes, especially in complex transactions like cash-out refinances. 

It sounds weird, but you have to be careful how much you advertise so that you don't get a reputation for being "out of money", while at the same time networking with wealthy individuals/family offices/private equity.It's a little different if your approach is going to be only loaning your own capital.