Over the past few years, my wife and I have worked hard to improve our financial health—we’ve raised our credit scores above 800, paid off all debt except for our mortgage and student loans, and saved a fair amount.

there are no standards its all about what you can negotiate. 

junk fee's that show up on the hud at closinglenders all offer the same points pretty much but dont disclose junk fee till the settlement statement comes out .. and points is just a bait and switch.

The key factor is ensuring you have proper documentation to support all the transactions, deductions, and income reported.

This will be my first investment property and I am hesitant to just hand $30k+ to someone and trust it'll all work out.

They are pure greed!!!

we do all our STR's as cash deals with 10% finance as a baseline.

It all depends.

Sweat Equity - did all the work myself with the help of my dad, a carpenter, and uncle an electrican... which allowed me to save thousands.

Representing buyers or sellers, renting or leasing, auctioning real estate all require a license.