When you factor in that @Brandon Acevedo is having a "family member is getting the hard money loan for me.

2. 5% Vacancy Factor - There's no way to confirm this right?

@Chris Ailes I believe lenders will only factor in 75% of the rental income towards the actual payments.

Cash flow is important, but not the only factor (ie cheap homes are not for everyone). 

I'm aware of the several factors that make an application more likely to be approved by A/B lenders. 

If you can't verify someone's identity, credit worthiness, or other risk factors, then that's a legitimate reason to deny their application.2.

Rely on the data as a tool for “no.”I am developing a data-driven analysis to weight as many factors when reviewing a deal as possible, measuring everything from demographics and area vacancy to parking and signage.

(and your question should be premised with some size factor like between 1200-1500SF). 

I would be more likely to factor the utilities right into the rent and keep their rent a flat monthly amount.

Problem is the equipment wears down over the years and starts looking old and the owners do not allocate for the cool factor reimaging and putting new equipment in to boost sales up.