So I have access to lenders who have some overlays as well as lenders who have virtually no overlays but each has their place and offers something unique to certain scenarios.I will say that I see Loan Estimates from other loan officers once in a while, both broker and direct, and I see very little distinction in rates and costs between the two.

Bankruptcy (Chapter 13)A distinction is made between Chapter 13 bankruptcies that were discharged and those that were dismissed.

Most of the "desired" neighborhoods is from the middle CoA - downtown-  then goes north to Marietta, Alpharetta, Dunwoody, ...Commute thru Atl from northside neighborhoods to CP is a suicide mission ( I live in downtown and work in CP)CP has been named the most dangerous place in GA, but last week CP has been nominated into " Final Four" of "Curbed Atl Cup" .

multi family homes are hard to find around me without going into lower class dangerous areas and nearly impossible to find one that's less then 70 years old. do you guys focus much on the foundation of the home?

It is dangerous thinking.

The actual danger is minimal from doing something like drilling a hole.

You need someone who has enough of this type of business that it was worth his time to discuss the distinctions with the Banking Commision or whatever department oversees that area.  5. 

There is economic of danger in debt, because it can create a house of cards, as we saw a few years ago. 

I don’t necessarIly associate leverage wIth greedI think the distinction needs to be made between the residential properties and commercial multi families in commercial no matter how good an operator you are if your balloon payment comes due in the depths of a recession where capital markets have dried up your probably French Toast.

Looks OK in the day, but distinctly uncomfortable at night.