Read the HUD guidelines Greg posted, must have seen them for more than one session meaning they aren't going to risk their license to help them and you can call the therapist to verify if you needed to.

Just got done reading the entire thread, so what is the conclusion who are the reputable lenders with a closing track history that can be verified that lend 100% without charging an arm and a leg to good qualifiers with good credit and income?

They will also examine property rent rolls, leases, and expenses to verify the property fits their DSCR requirements. 

Verifying last 2 years of rental history very important!

Do you verify their income?

Verifying last 2 years of rental history very important!

Any tool that does that isn't going to help you because you can't verify that the numbers you are plugging in are actually even in the ballpark if you are doing everything virtually.

So, why would you believe anything they say and not verify yourself?

If you verify possession or get the occupier out, you'll get a much higher return on value.

I have had this issue on occasion and after verifying it with the HVAC company - let them know that AC's are only built to reduce temperature by 20 or so degrees.