This seems like a wide range but if it's an older building we error on the high side. 

I find them to be adequate, widely used/accepted and enforceable.  

That space is wide open for someone to capture the entire market and own it so you should really consider it.

You must intend to occupy the home as your primary residence (over half the year) within 60 days of closing for an unspecified time (1-2 years is widely quoted).I advice my VA clients to buy a primary, house hack, refi into conventional then buy another primary, converting the former into an STR. rinse/repeat.

I think this varies too widely to assume they would always balance out - hence why you need reserves - because operation is not normal.

I was making offers based on this widely taught rehab model, but I’m in Southern California and the rehab estimates are no where near what all those videos suggest so the properties weren’t actually “deals”. 

@Michelle Paulsen yes I've invested in, and currently own in, both cities.The market is crazy out there - multiple offers above asking price, and people waiving inspections, are unfortunately getting very common, especially for multifamilies.It's hard to speak in generalities about market-wide or city-wide cash on cash returns.

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 = $350Insurance = $100Association 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 = $250Insurance = $100Association Dues = $25Total PITIA = $1875Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23Lender terms and fees vary widely.

Depending on the loan product you want to obtain at that time, there are going to be a wide variety of products with their own underwriting guidelines.

We got notification that the county is reassessing all business property taxes county wide so we did plan for an increase there.