What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Check with your insurance company about requirements that need to be met. 

I do understand being selective on the type of buisness you take, but as an agent we still have a fiduciary duty to our clients to make sure they receive the level of service this price requires. 

As you may have found in your search, there are lenders that will lend up to 80% of the appraised value on investment properties and don't require an appraisal.Let me know if you'd like me to point you in the right direction.

The city has changed Section 8 requirements multiple times lately.  

@Evan CruzYes, you can combine the BRRRR and house hacking strategies on a single property, but it requires careful execution.

If the permit wasn’t required, I wouldn’t have pursued the replacement at this time.

DTI < 33%Some inconsistencies that I am discovering in the process- Some lenders requiring a hard-credit pull vs some ok pre-approving me with just a soft pull- Some lenders willing to share a loan estimate sheet with exact costs to close, vs some keep insisting that they "need to run the process to get the loan estimate" and that it can only be done after I get into contract.Just before going into a contract, I would like compare all of the pre-approvals and compare their rates, exact cost to close & potential time to close & then pick the best one to make the offer.Ideal scenario- Pre-approve based on a soft pull (so I don't get my credit score dinged every time I work with a new lender)- Share loan estimate sheet with pre-approval for a potential propertyAm I asking too much from the lenders?

Right now, I'm focused on:- Learning the best investment strategies that don’t require a real estate license (wholesaling, rental properties, etc.).- Finding potential clients who are interested in investing but may need help identifying great deals.

Structure as a commercial lease, 5+ years, annual rent escalations, requirement to carry liability insurance (name you as additional insured), etc.