A lot of section 8 renters go straight to their case workers with issues like this and it becomes a lot bigger deal than it needs to be.Just do the treatment, cover up the holes, and move on.

Correspondent lending typically takes one of two forms: delegated or non-delegated.One approach is to obtain your loan purchaser’s criteria and documentation, (hopefully) adhere to them scrupulously, and originate the loans yourself.

.: Quote from @Theo Hicks: In ideal conditions:Pref equity receives higher ongoing distributions but no profits at saleCommon equity receives lower distribution and profit at sale (assuming their is cash flow left over after pref equity is paid and assuming their is profit at sale.In non-ideal conditionsPref equity may receive ongoing distributions less than pref, or no ongoing distributions at all, but the pref accrues.

You need to make sure that your property is easily financeable if you decide to sell it in the future and any future buyer can call out non-permitted items and actually report you to the building department or, at a minimum, ask for seller concessions.

What exactly would make a city board approve non-affordable (i.e. not Section 8)  apartments?

Cash flow is mostly non-existent now, unless you find a great deal. 

What’s the best way to determine if a lender specializes in conventional, commercial, hard money, non-QM, or DSCR loans?

You won't be forced to de-convert unless you have violations...eventually the city will start fining you.Very critical terms are non-conforming (no violations - grandfathered in) vs. illegal (violations)...

My list was rankings by dollar amount and number closed Nationwide for past four quarters for NON QM lenders that do DSCR.

Commercial zoning would be okay as long as the property is considered LEGAL but non conforming.