Between graphics cards and utility bills, hard to claim $0 for anyone I knew doing it. 

That's three months of mortgage and utilities, the cost of flooring, and the cost of painting.

My wife not comfortable putting our house as equity, therefore we are utilizing other options to fund investment properties. 

Listing your property there ensures visibility.Build Relationships: When agents reach out, respond quickly, highlight your property’s amenities, and showcase your flexibility to meet displaced families’ needs.Highlight Insurance-Friendly Features: Emphasize features like flexible lease terms, utilities included, and a fully furnished setup to attract insurance placements.This approach has helped me successfully market to insurance companies.

Until you’re more established I would recommend waiting and saving to make a purchase.

Eliminate debt, establish a budget, and save.

If we hope to be in business over the long term, we have to establish "fair and reasonableness." 

What you ask and expect of them (beyond the basics) and what expectations can I further establish? 

For example, I have a subject property that has 1682 SF on the main floor and 810 SF of finished basement (the majority of which is about 8 feet in height with the exception of some bulkheads to hide the mechanicals) and 271 of semi-finished basement that is a utility room basically (washer/dryer, freezer, hot water heater, furnace, some storage).

The income includes things like late fees, a rented garage, and utilities that are billed back to the tenant.