However, when dealing with residential lending (4 or fewer units) the bank is more concerned with your ability to repay where as commercial, 5+ units, looks more at the property's ability to generate income.  

Being an MBA and student of finance, my brain automatically evaluates everything we do to the financial sustainability ability.

A point system, wherre you get points for things like age (younger is better), assets, education, ability to speak the language, etc.THAT would be good for real estate.  

Yes, those starting out, and beyond, who are self employed look for every expenses they can, some exaggerate and that reduces your ability to borrow.

Instead, what they need to do is tap into the local real estate investor community and those people with networking abilities to put those projects in the hands of experts so they take off.  

Just got a flyer for my duplex in Hallandale, FL stating next year the utility accounts - water, sewer, sanitation must be in the name of the owner on record, and not the tenants.Owner will get a bill, and be responsible for the bill. 

His did not work out, and he believes the reason is that he did not have the ability to get quotes from multiple contractors and thus ended up with unnecessarily high labor cost.

Next, the bank won't release the golden egg borrower, the loan is based on his credit and ability to pay.

Ability & Willingness to close.

Here are some advantages: higher contribution limit, checkbook control, ability to borrow against it...