It seems from my experience so far with most lenders ,they will roll back in depreciation expense to find loan eligible income but that is it. 

As mentioned, a lender is not going to put money in an account.

Wholesalers will send you properties that fit your buy box, and you can work directly with them and a hard money lender to get the deal closed. 

If a buyer is offered a 2-1 buydown (starting at 5.25%, increasing to 6.25% and then to 7.25%) with all closing costs covered except for $3,000 (to be paid by the buyer) on new construction through the seller's preferred lender, and signs the purchase contract in April 2024, the house will be completed by the end of September 2024.

I have looked at many hard money lenders before pulling the trigger.

Agents, lenders, contractors, property managers, are all crucial to your success. 

You would need to talk to the lender you choose to work with.

50 years old isn't that old compared to much of what's out there.

It really shows you're stable to lenders as well when you've held down a job for a few years. 

if you do not have US citizenship, a green card, or a visa, make sure that if you are seeking financing that you either have a US co-sponsor or your lender can lend to foreign nationals.