I've seen the movie here, and my advice would be to take whatever you are quoted and double it for your underwriting.  

During the downturn we shifted into AI & a lot of rendering for movies & animation.

Remember the old movie Field of Dreams?

If it was that simple, we all would be deducting our rents, groceries and movies.

I golf, talk with my wife and daughter, go to the movies with my wife and daughter,...do you get the idea? 

Did anyone else see the work the guy put into the house in the movie The Notebook, he got the girl too. 

Did you ever see "The Gambler" movie?

If the owner lets you and you don't mind risking a night out at movies and dinner.

As has been mentioned above, the worst thing you can do in such a situation is go in being able to juggle loans (see Uncut Gems...good movie even for investors to check out) that ultimately can turn into gambling when you don't know if you're numbers are going to bear out and you're going to hit a profit that makes it worthwhile in the end.

If it does feel like something is being hidden or the gut feeling says no for any reason, as Monty Python movies say, Run Away!