He recommended I do a Non-QM loan, which I had never heard about but he says if I do the full document version of this loan ( they verify income) I can put 10% down instead of 20% as with a hard money loan and the interest would be 6.75% vs 12-15% with a hard money loan.

As well it has been on the market for over 3 weeks. 3) I did account for an adjustment in taxes of around 300 dollars more looking at the history of the real estate tax. 

How do I go about getting a conventional or FHA loan without having any work history at the time of the move?

Check title history online. 

As an individual occurrence I would probably have the tenant document the event on paper in their own words, have them sign and date it, then replace the item.  

Some of our criteria includes having a credit score of 600+, no prior evictions or felony arrests, and no history of collections.   

Currently my credit score is 713 and a stellar credit profile history also.

There is also a lot of documentations that needs to be done for pretty much EVERYTHING. 

It gives them a fresh start, and also documents any current damage/condition of the place for when they move out.

As long as you have a 12-24 month history of renting the property most banks are able to cancel out the debt obligation when considering you for another mortgage.