As per the online systems of smaller banks, I assume a lot of them use third party software that is just as robust as the big box banks?

I can't get past the person who just tells me to send my resume in or apply online to list their properties.

No Lender Points No Commitment Fees Limited Appraisal - No Environmental No Replacement Reserves Monthly / Annual Leases Acceptable Substitute Leases With Bank Statements A, B and C Property Types Considered No Balloon or Call Provisions Maximum LTV 80% / 85% CLTV Step Down Prepayment Minimum DSC of 1.20:1 Standard 1 Fee Closing Cost No Outside Legal Fees 60 Day Rate Lock Limited Impound Requirements Section 8 - Subsidized Rents OK Assumable at Lender Discretion - 3% Seller Concession Allowed on Purchases - 10% Seller 2nd Allowed - Contact CommercialBanc to Learn More - - Reduced Recourse and Non-Recourse Personal Guarantees Available - Mixed-Use Commercial/Residential Acceptable to 25% Commercial Use - Small Balance Conduit Multifamily Loan Program Option Starting at $500,000 - In-House Mezzanine Financing Option to 85% CLTV - Mobile Home Parks Eligible for Apartment Loan Program with 15+ Pads - Property management experience is generally required for properties with 12 or more units, or property management letter and resume may be substituted

Once she is on her feet, I get to resume my education, which never really ceased since I got my job at the book store.

@Thomas Morgan, I've reached out to a couple property management companies and submitted my resume.

Prices decline to a point where buying resumes.

Then we will resume inflation driven appreciation.

It is possible to skip a year to do the building purchase and then resume the Schedule C, but even then I would be possibly qualifying for the building in 2016, a long ways away, provided lending criteria remained constant - which it may not.I am frustrated to wait that long, and I will not accept not taking what I’m able to claim, so that I can make my building purchase… there has got to be a way to do this.Perhaps someone has a solution or something I or this lender hasn't thought of? 

Might someone recommend a robust rental property analysis tool that includes the IRR calculations?

Even in a robust hotel market like we're in today.