I also recommend talking to the tenants if you can, so you can find out if there are any issues with the unit (such as, "the landlord said they were gonna fix the a/c but they never did" - if you're buying it in winter, you may not think to check the a/c).Tenants always wait to see how a new owner will act so they can see what kind of leeway they will get with things. 

Hey Kev, Id strongly recommends having a real estate focused accountant take a look at your situation.

Most lenders are going to be limited to using the lower of appraiser's opinion of market rent or the actual in place lease (or in some cases 110% of market if lease is greater) so it sounds like you just need to roll the dice on a new appraisal but I'd recommend having some rent comps on hand for the appraiser up front just to avoid the same issue.  75% cash out pending positive DSCR is widely available at most DSCR lenders. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Has anyone worked with these or other coaches they would recommend?  

I wouldn't recommend Philly for a variety of reasons.

We recommend holding off on the invoice until you receive a terms sheet outlining the loan details and a clear breakdown of the appraisal fee.

I recommend putting the final lender tab at the top of the page. 

or any recommendations on which is the best Bank/lender to get one with the best rates? 

Which zip codes do you recommend for investment in Detroi?