My target tenants are young professionals.

Readers should seek professional advice.

but i also 2nd @Jay Hurst's sentiments - get a 2nd or even 3rd opinion on DTI/ full doc. i personally love files that are puzzles, i get some weird satisfaction out of figuring out how to make it work on full-doc, especially when my client has been told "no" before. if it doesn't work now, a good loan professional will help you create a path forward.

The reverse is also true.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Here is a newly created resource on BiggerPockets, which touches out cost segregation, accelerated depreciation, bonus depreciation, depreciation recapture, Real Estate Professional Status (REPS), STR Loophole / STR Strategy, example properties, and more. 

However, when I’m told on the day of closing they need an appraisal and won’t be funding to close, that isn’t professional.

Again, I believe this would hold true in most urban type markets.Let me know if that helps answer your question or if you have any follow-up questions to this.

A couple months later finally starting to feel better.That's when I called in a professional mold remediator.

This is especially true if you're trying to buy in the best location possible.