Lenders want to stay in a conservative underwriting box especially for low interest rates so they can stand up to an audit by the OCC as making sound loans on the market.   

There is nothing a CPA can do that an EA can't except for provide you audited financial statements (the person preparing them cannot audit them anyway).  

If the ORS ever audits you you won't be able to deduct any expenses done from your personal account.

You want it so that if anyone looked at your forms for an audit they would make the same choice you did with just the paper in front of you.just my thoughts and Good Luck!

Here's how I attained both in a relatively short time:-I worked for a Big 4 Accounting Firm auditing the financial statements of the biggest names in real estate..

I find it hard to find reliable real estate information from friends: many do not care so much about real estate, and those who did had relatively dated information (telling me to buy in Austin TX or Phoenix AZ after the appreciation had come).Sales people cannot give you impartial advise indeed, so you have to skip the sales talk and look at what impartial sources tell you.

If they want free rent that is where they should be living.Have you ever considered auditioning for the part of Inspector Javert in Les Miserables?

Below is what you need to know that underwriting and programs guidelines don't tell you when considering a 223(f) apartment loan.AdvantagesHighest LTV in the marketEliminate refinance and interest rate risk with fixed rate terms up to 35 yearsLow fixed rates based on GNMA securitiesNon-recourse and assumable - makes for a great exit strategy especially in a rising rate environmentNo defined financial capacity requirementsNo geographic restrictionsNo minimum population requirementsSupplemental financing availableDisadvantagesLonger processing times - 120 days at a minimum (6-9 months is typical)Higher fees - HUD and FHA fees add to the overall cost of the loanMortgage Insurance Premiums (MIP) - Initial and annual premiumsAnnual audited operating statements requiredReplacement reserve escrows requiredHUD property inspections requiredOwner distribution restrictions and Cash out restrictions 2x a yearProperty condition is important to HUD, both during initial underwriting and over the life of the loan.

I ask my Profecer "Are tax audits, tax deductible(lawyer and attorney legal fees, etc) ?"

@Benjamin WestAs @Lance Lvovsky stated how credible is your story and how will the IRS see it if you are audited.