Eg, i have a friend/client who determines it based on income vs PITI.

Our current CPA isn't particularly friendly and doesnt appear to like what she does.  

One concern is the debate of whether a repair is needed due to renter user or deterioration of item over time.

A young investor with just 1-2 properties, 3 years into their journey could potentially be a great partner for friends and family.

I do engagement marketing in a trades focused field lending me to having very good relationships with tradespeople whom I consider friends- and I trust thoroughly.

Have friends that did that, especially with a second home and worked out well.... but a LOT of work!

These borrowers are typically out of the market for extended periods of time, have limited contacts in the debt world, lack understanding of how different loan programs work, and are susceptible to working with the one bank / credit union loan officer that they know through their family, friends, church group, college, etc.

BTW, a lot also depends on which state you are in .Here in Texas, its much more landlord friendly than other areas.

None the less, its a very investable area and owner friendly state.

Then, in a week, have a friend of yours contact the listing agent and get it under contract.