Sounds like you are on the right track. 

It has all of the features you would want as a landlord such as electronic rent payments, maintenance request, expense tracking, reporting, apartment listing and more.

Their rental insurance also covers them so if I did allow it, I was going to stipulate that they had to go through her so I could keep track of it, but it was something I was still trying to avoid unless the tenant was otherwise perfect and I couldn't find anyone else.  

I have everything tracked through that and a spreadsheet as a redundancy.My question is: do I label the Income for the 100 per/ month electric charge as rents?

@Chris Seveney's idea of starting small, and building a track record before reaching these banks is a good idea.

You are on the right track, and that is the best thing you can do starting out.

Get the most mileage you can out of this + a blog and then when you are at a tipping point or losing proven business because of your lack of a fully spun website, jump to one of the big hosting and design companies.

@Isaiah Wily Although interest rates may be higher on a DSCR loan, you can always refinance out of the loan (into a conventional loan) once your tax returns are back on track.

They have "proven this" by the fact that appraisals come in below contract price more often in black neighborhoods than white.

We are looking at any tweaks to our process to make things easier to track.