It's a distinct pleasure meeting everyone.

The second floor apartment was larger, but kept very messy; i.e. pet hair everywhere, spilled food, and the very heavy scent of unwashed clothing/bedding and cat spray (the tenants had 3+ cats in there).

Some banks may go more conservative to 75% to reduce their own risk however its important to know this distinction because it could be the difference between getting the loan and not especially with people who have tight DTI ratios.My second point about the above is the "self sufficiency," rule that every is mentioning is not measured by taking 85% of gross rents to meet the entire PITIA of the property if its done in the actual underwriting guidelines you take the entire gross rents of all units and compare it to the PITIA of the property if the total monthly gross rents are the same or greater then it meets the self sufficiency tests for 3-4 unit properties.Regarding the income being above being more than the PITIA or monthly total obligation, this wouldnt happen anyway atleast on owner occupied properties because income on rental property is underwritten separately and added to income while liabilities are added as an obligation you have to qualify for.

Good advice, also scent can add some type attraction for example ( Fresh bake cookies ) especially if you trying to attract families.

I have a distinct feeling I am getting over-charged.

If you think it is a property worth looking at, dispose of the 50% and get the actual numbers.SFH rentals have the distinct advantage of not having to pay Sewer and Water.  

So I have access to lenders who have some overlays as well as lenders who have virtually no overlays but each has their place and offers something unique to certain scenarios.I will say that I see Loan Estimates from other loan officers once in a while, both broker and direct, and I see very little distinction in rates and costs between the two.

Bankruptcy (Chapter 13)A distinction is made between Chapter 13 bankruptcies that were discharged and those that were dismissed.

You need someone who has enough of this type of business that it was worth his time to discuss the distinctions with the Banking Commision or whatever department oversees that area.  5. 

I'm not completely sure what you mean in your distinction between a GC and a restoration company.