Purchased under market value, rehabbed Kitchen, Bathrooms, Interior finishes (flooring, paint, windows) and Landscaping.

They include money toward the acquisition and also include escrowed money for rehab work. 

If your long term tenant is willing to pay more include the utilities and raise the rent. 

All of the quotes are including rental income replacement.

That's not including tax benefits.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23DSCR lenders generally let you vest either individually or as an LLC.

*The taxpayer maintains contemporaneous records, including time reports, logs, or similar documents, regarding the following: hours of all services performed; description of all services performed; dates on which such services were performed; and who performed the services.

PS this one I believe is fully furnished and is included in price. 

I’m coming with a budget of about 1-2m (including financing) I have contractors that can do all the work for me at a bit over cost (or at cost as partnerships).

Anne  Your welcome the over improving the properties is rooted a lot with turnkey companies and brokers .. you know the granite and stainless and other higher end finish's that look great to an investor but really are not necessary for a renter..