I recommend you decide, take action, and move on. 

So is this just as simple as showing how much the property makes or do they also look at personal debt to income, credit score, reserves etc as well.

I've personally sold a number of properties to VA buyers.

The concern with the DSCR loan is that I need to make the property present as though it's rented to individuals during appraisal (tough since it's a working rehab facility now) and must create another lease that shows the tenant as personal and not a company.

If you need a conntection in Upstate NY I can direct you to the right person.

Let's break it down with precision:The "Pain" (At First Glance):Your $2.8M sale splits out as:Building (§1250): $2.3MPersonal Property (§1245): $500KOriginal Basis Allocation:Building: $1.6M (depreciated over 27.5 years)Personal Property: $400K (fully depreciated)Building Depreciation:Annual: $1.6M ÷ 27.5 = $58,182Total over 10 years: $581,820Gain Breakdown:Building (§1250):Sale Price: $2,300,000Original Basis: $1,600,000Less Depreciation: ($581,820)Adjusted Basis: $1,018,180Total Gain: $1,281,820Unrecaptured §1250: $581,820 (25% max rate)Capital Gain: $700,000 (20% max rate)Personal Property (§1245):Sale Price: $500,000Adjusted Basis: $0Ordinary Income: $500,000The Strategic Play:Remember those suspended passive losses you couldn't use?

In other words, all the other MTR hosts are dealing with the same expense.To control this expense, I always recommend an utility cap where tenants are charged for any usage over an established dollar amount.  

This is rarely done as in most situations lenders will not consent, and at a minimum want the buyer to qualify AND personally guarantee.  

I don't see any sense of urgency from you, so no one adjudicating this case would either, or end up taking any action!

Please, those who have already done wholesale, answer whether the chain of actions that WHOLESALER should perform is correct or not, maybe there is no need to do some steps or actions at all, please explain me those who have already done wholesale, thank you very much.