I know what it's like to have buyers flake out, but have not experienced anything like this.I would suggest you go to your broker and get in touch with office manager or designated broker and see what can be done for you. 

I know never to trust or believe a sellers proforma or a brokers assurances that "this is a great deal"... unless you are the seller and it is your proforma of course *cough*, but what would you say are the hairiest items that people tend to miss?

Start talking to mortgage brokers.

I try to minimize vacancy for my customers just like it was my own investment property.

You'll notice the BP calculator allows you to include custom categories for closing costs and I just include the amount in one of these fields.

Check Loopnet.com find a similar property in Huntsville and call that broker.

I'm dying to know what they consider "high-end custom furnishings."  

A little background. 30 years young, credit score of 730, no debt, I have my CA real estate license but haven’t worked under a broker for a few years.

I'm a real estate broker, investor and beachside local.

Lenders also have a lot of other things they'll consider like:-Property Location -Local Economy/Population Trends (Figure you want at least 25k people or be nearby a city of over 100k)-Zoning - Building must be properly zoned for the amount of units it has-Experience (you have enough experience to qualify for a multifamily investment)The truth is there is no one size fits all answer because every lender has their own guidelines which is where a broker comes in handy.