Testing out a realtor right now who has similar search criteria for house hack / investment property of her own which she just entered contract under. 

They stress test the property numbers, specifically at the balloon point (if applicable), and will not lend if the property does not meet their underwriting criteria.  

It may be useful to you personally as an investor, to see that the property meets your specific investment criteria or not, and perhaps to the bank to credit your DTI with 75% of the rent roll, but should not effect ARV.

He has come out with various excuses about how he had mold testing done in the home etc (all bogus claims of mold) and that is why he doesn't want to pay the full amount.

In my case it was an incorrect roofing for low slopes that hadn't been stressed tested like this season.

Past few years rent roll.

Not to mention we are off a dirt road that did not fare well at all with all the storms that have been rolling through.

But in the case the bank approves your deal, they would roll the rehab costs into the mortgage amount, and required down payment/interest would be based on the entire amount.You would probably have a better shot at getting property loan+rehab funds from a smaller bank or local credit union, since most of them are not tied into Freddie/Fannie Mae loans(Government sponsored, with stricter rules/regulations).

You should really ask for the rent roll as part of the contract period, but if you didn't do that, you should be getting them at closing.  

You're definitely on the right path by choosing to 'do your homework before you take the test.'