They make money by not paying out on claims, or paying the bare minimum.

I don't think significantly well to bare this risk, but that's your call.

A 4.5% move on a 40 P/E growth stock that had run up 40% in the preceeding 3 months is barely a footnote these days.Everyone just has such a desire to see failure out of the hand that feeds them they'll rush to the keyboard to make a mountain out of less than a mole hill. 

Even if you count it all she does not qualify or barely does.

However, the property only barely cash flows.

I would attend the locally meeting.Fccusing on these three items below with local folks.Building Relationships Creating a Trust Factor Then doing Business Hope that helps bare with my spelling and grammar it 530 am here in CharlotteAlex

The reason I put the quotation marks there is because most DSCR lenders take a very bare boned approach and only want to see a positive DSCR going Gross Rents/PITI. 

I felt vulnerable at that time since I've barely had any hits on my place.

Well, the $40/month bill moved with them, and the new couple who took over their apartment barely hit $20/month.

You obviously don't know that 2nd part even if you nailed your ARV perfect.Just based on what you listed for repairs and the house specs and the fact it is an REO (So you will have a lot more stuff that COULD come up that is hard to see until someone gets all the utilities on and start using stuff in the house again) I would budget a bare minimum of $20K for the stuff you are doing, and that is going to be pretty low if there is much past what you listed.