This criteria is for 1-4 and 5-8 unit programs.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.

They specialize in tax, but the barrier to entry is much lower than a CPA, so they might not have the same level of expertise in complex matters.

Especially given your electric bill is much lower than the payment on the solar panels - it just doesn't make sense to me. 

If an investment property, there non-warrantable DSCR loan options.Some details:Loans available for purchase, rate and term refinance (no cash out) and cash-out refinanceCredits score down to 620LTV are up to 75% for purchase and 70% for cash out.Rate buydown feature available.DSCR (lower of gross rent lease or Form 1007/216 rent divided by PITIA) as low as 1.0x.For experienced investors (one year of investor experience and own home), short term rentals can be structured off of 12 month short term rental history with 20% expense factor.

Get rid of bushes in front, replace with lower flowering plants. 

His final determination (3rd choice) was Schedule E, although this is not what i expected and is not nearly as beneficial when it comes to writing off expenses towards my income / lowering AGI as schedule C.

Additional expenses include property management at $142/month, property tax at $1700/year, and other costs like insurance and maintenance.

I do recommend a cap and you can also have thermostats with upper and lower limits so one person can't set it to 80,  put those limits in the lease. 

Im in a rather expensive city but future appreciation looks great still.

Typically the larger homes are more expensive and therefore the barrier to entry is higher.