If you do add pets to the lease, I HIGHLY recommend a non refundable pet deposit.

We just sold a retail/service center we owned utilizing a wrap around mortgage.  

I have been striking out in underwriting with 30 yr fixed rates, the math just isn't working out for me to make any cash flow and the debt service monthly expense is wiping out any NOI and thus my yield. 

As noted above, a non-QM loan product such as DSCR  could be suitable if you don't have a W2 track record.

I'm now planning on growing via small hotel/motel projects and overlooked  non-hospitality commercial. 

Also, how do the service workers afford to live in these places where there isn't affordable housing? 

The struggle with RTP is non-HOA, non-covenant housing availability.

Ina, there are several lenders servicing the NYC multi family space that pretty loose about income and tax returns as long as the property shows decent rental income. 

Personally, I hate cash for keys and I can hardly think of a reason that I would do it - BUT I am in a state where it's pretty simple to get non-paying bums gone.

I have found many websites, but they are for fix and flix situations or a calc sheet to get approved/join their lending services.