On many of our web sites there will also be calculators to help you determine what your tax liability would be.There are a number of folks like us right here on BP who are qualified intermediaries. 

The property has under produced based on the P/L of the last three years

I was a Top Producer user for years and finally quit when it wouldn’t update anything in a timely manner.

No experience with Fairmount, but after a quick web search, they don't look any different than any other DSCR lender... which means they aren't special.Are you working with a broker? 

Or is there going to be understanding for digging deeper when the initial screening process produces these apparent inconsistencies?

There was a thread going that asked if folks would rather have:- A $3M equity portfolio that produced breakeven cash flow.- A $1M equity portfolio that produced $15K per month.Many people chose the second option.Another way of phrasing the question is:“Would you rather have $3M or $1M?”

Typically the property needs to produce 25% more cash flow than the expenses and the loan goes up to 75% of the value.

I plan to sell convenience items as well as fresh produce, baked goods, and hot meals.

College rentals can produce huge rents, I have clients to this day hitting 1% rule with student rentals. 

Then you have your top producers who have been in the business for many years and conduct 10x the business of the "average agent".