In short: A great accountant will help you get wealthy faster, a bad one will have you make mistakes faster, and no accountant will ensure you keep making the mistakes your currently making.

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

I have one lender that will go up to 85% but need 720 credit or better and 1.25 DSCR no rural areas

I feel bad doing this, but I always have to remind myself that I am not a charity.

Credit Rating/Bank Statements/Tax Returns: Specify your requirements, if important to you.Purchase Criterion: How do you define a good deal, which will be profitable for your borrower and safe for you?

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

So along comes Mr Sub2, singing how he will waive his hand and make the bad go away. 

Required good credit, adequate reserves, full doc commercial loan with a personal guarantee.  

At least 2 US credit scores required to qualify.

I don't think what you're doing is necessarily bad, but I think a different strategy could give you better results.