He emailed me stating that he needs it for his loan application

I made students fill out an application that takes them about 2 hours. 

If not, then Jon's concerns as to investment property are applicable, it can go commercial, but;These are usually underwritten as a refinance closed as a purchase.Mom being in title for 7 years certainly seasons the ownership for a refi.

Yes you have to include 20% of your offer and you must include a $150 application fee that gets put toward your balance.

I found it was actually cheaper to use the lease my attorney recommended than to have them review the one I came up with to include all of the applicable state mandated stuff...you may want to just make a call and ask if they have a lease they recommend and how much it is.

I run the credit on my tenant applicants, and they don't even owe me money or live in my property yet.

If the investor's position is to merely to be a lender, securing their loan/note with a mortgage (or deed of trust, as applicable) makes sense.

Anyways, we have had several applications on the property and most of the applicants have been woefully unqualified by our not so crazy metrics.

If you can show utilities in your name on a unit showing you moved in, that will help, but applications are taken at face value as applied for.

I do applications, listings to zillow and others, website, payments, accounting, maintenance, reports and its all free.