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. 

Since I'm still dependent on my W-2 income, I'd like to start Part Time as a Listing Agent, meeting customers in the afternoons and on weekends (as well as hosting open houses), until I get a few wins under me - then I can go full time.

There are conventional 3% loans, but your mortgage broker will have their commissions taken back if you sell prior to 6 months. 

Get in touch with a loan broker.