An overlay is a rule that a lender uses that is on top of the normal Fannie/Freddie/FHA loan rules.  

In my area there isn't any agents that specialize in this and it is normally an option that only an educated investment buyer comes up with. 

Non-refundable move-in fees are limited to only tenant screening reports, criminal background checks, credit reports, and cleaning fees.MA = we can not charge any of these fees with the exception of cleaning fees after they move out if there are actual damage and not just normal wear and tear.Total non-refundable move-in fees are limited to 10% of the first full month’s rentMA = as stated above - no additional fees can be chargedPayment Plans Required –Landlords must allow an installment plan to pay a security deposit, a pet deposit, move-in fees, and last month’s rent.

Banks will normally lend up to 40% debt to income ratio so you need someone on the income side- or that co-signer guaranteeing the income. 

Fear is normal.  

I also would have normally placed our EM in an asset holding account when we sent it with the contract.

She made it through and it went normal, but I'm curious now.I guess I just assumed we were good since we were in Escrow and the atty (not my usual lawyer but his) said so.

Real Estate ETFs and REITs trade like and are subject to the same market fluctuations and risks of normal stocks and act less like  RE.

But, yes, billing back tenants for unseparated meters is a normal practice and you are within your rights to either ask for a percentage repaid, or else tack on an increased rent (like a budget plan) specifically for utilities. 

I would also add removing old,broken,warn out,or enormous furniture that is clearly unattractive and makes the living room and bedrooms appear smaller and less comfortable than they really are.The house should be staged with modern and appropriate furniture to show buyers what they're new furniture will look like in their new home.Excess clothing that is not normally worn should removed from overstuffed closets and dressers and donated to charity,thrown away,or boxed up and stored off site from the home.If your toilets are old or have unremovable stains that look terrible,replace the entire toilet.Bathtubs should be reglazed to look shiny and new again.