3. what type of deposit / reserves can you provide in case the monthly rents you receive do not cover the rent you pay me?

I like new construction since there isn't any deferred maintenance and the properties should be relatively maintenance free for the first couple years (although it's good to include maintenance/repairs in your pro forma and maintain reserves just in case). 

Having cash reserves AND income in case something comes up is incredibly important.  

As lenders, well issue a prequal/preapproval letter if we've analyzed your income, assets (bank and brokerage statements to establish that you have the liquidity to afford the down payment, closing costs, and reserves), review credit of the guarantors, review the relevant experience to ensure that we're not throwing our money away on newbies that are wandering around in the dark, and have put together a reasonable plan of attack for the project.

.: Have you confirmed he's still in the rental?

And then Character and capacity and experince you need them all and that will get you the best rates.. currently I am at 1/2 point No other fee's other than title and escrow and the bank even paid for my MAI appraisal as I had them do 6 floor plans at once so we dont need to have new ones done when i pull each loan.. rate is 7% with an interest reserve If I want one..

@Gregg Cohen  sounds like the turn overs are well within your 10% maintenance reserves that every landlord sets aside for turn over costs.. 

There is more than enough click bait and one sided information out there for confirmation bias. 

Most lenders do not service their own loans and reserve the right in the future to sell it- even credit unions and 99.9% of banks. 

Most states allow you to hire your own adjustor to come up with your own damage amount and then argue with the insurance company about.The insurance company will want to see the signed lease, proof of funds the tenant paid and confirmation the utilities were on and preferably in the tenant's name.