We have a mix, some in house hourly and some contract. 

It's best to be honest with your counsel and share each members strenghts and weaknesses as it will help your attorney provide the best legal services.

I asked why and they said I did not give them WRITTEN notice (I will be honest, after reading the lease it does say written notice and I did not provide that).I talked to the manager and was nice, she would not budge.

You owe them what you contracted to provide them, nothing more.

two side by side two-family homes, and one mixed use STR. 

I’m aiming for a mix of appreciation & positive cash-flow after some value add work is done to the property over the course of first year of ownership.

Maybe mix the quotes up with direct lenders and brokers, licensed and non-licensed and see what they get.I've seen more DSCR deals made into God-awful sausage by licensed, direct lenders than I can count. 

It's fairly high profile and owner wants tenants to provide proof of funds and concept prior to getting access to any info.

My realtor provided a video of the drive into the neighborhood, a walk around the house and then through each room, garage and pool.

Check out the Neighborhood Assistance Corporation of America (NACA).NACA was formed in 1988 and provides an affordable option for potential first-time buyers:✅ No down payment✅ No closing costs or fees✅ No mortgage insurance✅ No consideration of credit score✅ Below market fixed interest rateThere are several requirements to be eligible, starting with attending one of their workshops.https://www.naca.com