The reasons why lenders do this is too time consuming to explain but the important item is that you need to find a lender who doesn't have this overlay because you CAN use your rental income to qualify. 3.

How often does the unexplained item, inconsistency or suspect reference result in a "nice surprise". 

A place for anything visibly broken or missing or maintenance items, chirping smoke, loud fridge hum etc.

It depends on the profit margin of the item.

I will order property inspection and will check each and every item carefully.

However to significantly upgrade, I would have to install an air conditioning system with ducts, etc, new stainless appliances, fancier cabinets, upgraded flooring, electrical items, etc.  

Edwin Ortiz what is the condition of the big ticket items??

The property was owned by an elderly person and the investment company cleared out 4 bins of trash and personal items.  

Capex items replaced recently?

The generalist doesn't have the knowledge a specialist does so they can make costly mistakes or things they didn't know to check for.Credit rating of a tenant is one item to check for, corporate or franchisee, liquidity and net worth, expansion plans and debt loads, health sales to rent ratio for business model, and on and on.