I am about to settle on an established rent-by-the-room that is within the same few blocks. 

I don't get the term "DSCR loan"   I mean all loans for 5+ units are based more on the property than the buyer.     

The manager doesn't determine what they do and don't like, they 'manage' the HOA to comply with the law and guidance from the Board.

On the surface, it’s a game-changer.

Unfortunately, over the 11 months he has lived there, he has only managed to pay the rent on time once.

You came to the right place, Kwanza! 

They've even called my mom who we don't live with anymore (but lived with at the time we applied for the loan).

However, upon closer inspection, several red flags became apparent:Lack of Transparency: Despite claims of being a Georgia corporation, a search in the State of Georgia Secretary of State’s Division of Corporations database revealed no record of the company.

Until the lease ends and then the legal notice time in your market has passed.

You are presuming the "seller used the cheapest labor, cut corners and and used the cheapest materials."