They failed to rent a unit in a great location/condition and a hot market for 4 months, and the rehab expense reports don't line up with the estimates they provided.

Both are for tracking income/expense and generate reports (P&L, cash flow, but not balance sheet) only, not for listing, screening, collecting rent. 

Marcus & Millichap’s report also mentions the importance of universities to Pittsburgh’s rental market, “The considerable number of universities in Pittsburgh will provide a diverse hiring pool for the area’s growing tech sector in 2017 and beyond.

I pull actual credit reports with all of the details.

Other than paying for an appraisal or BPO (and maybe a credit report), you should not pay a lender anything until your loan funds.

https://www.cpapracticeadvisor.com/2024/12/27/boi-reporting-..."

To find out the amount of the subordinate lien through the NSP program, you’ll want to pull the title report for the property.

Much of the information in these reports is self-reported and not verified. 

Consumer reports even has a report about how they're better than all the $300+ toilets.

Several ways to skin that cat  ;)    With the DSCR lender, you could close directly in your LLC and it would not report to credit.