I got this notice in the mail where the HOA is charging $5457 in dues for the year...a 500% difference from your pro forma. 

Realtors who have a cash buyer list will vary in how much they charge you.

If the value of the furnishings exceed the limit for felony charge vs petty theft you should definitely go up the chain of command.

By having a higher credit score or lowering your LTV you can reduce your interest rate and help to increase your DSCR.3.

Would you rather maintain a higher price for 4-8 weeks and look for a premium or would you rent it quicker with a lower price? 

The price was lower than anyone else offered.

I really wanted to try finding a duplex that i could immediately rent out the lower half rather then buy a SFH and have a higher mortgage overallHow did you find this deal and how did you negotiate it?

In my experience, the local banks are going to get you better rates and lower fees with their commercial loan products than the "DSCR lenders".

If you can offer a nice unit that is updated for slightly lower than market value, it is going to keep your vacancy rate at a near 2% per year. 

I recommend using a lender that non-reporting to personal credit and can close under the LLC to keep your DTI lower and overall your personal liability profile more bankable.