from what i understand SB loans have PG  and non dischargable  in BK.. 

I have to purchase 1 more property, but I only have 2 slots left on my list.

I don't have four residential loan slots left.

You can have 10 conventional mortgages in your name, a spouse can have 10 in their name. 20 mortgage slots available for a married couple.

I am in the process of considering property management software and wanting to hear from others how they got a good majority of their tenants to switch to paying rent online instead of writing checks.As we have rental offices at our properties, most tenants just drop off handwritten checks there (we even have a mail-slot for after hours), so there isn't that much work involved.  

Our current hard money lender can't move forward on the deal because the appraisal ARV ($182K pg 8 of appraisal) value came in too low. the appraiser choose comps from over a year ago and will not used comps after March 2020 when the market shifted (Buyer to seller).

Do you work with investors in the NoVA or PG county areas for these types of deals?

PG County in Maryland might be a good target for you. 

Is there Title Companies in Maryland who conduct Assignment Contracts/ Double Closing, preferably in PG; if not in PG, any location will be okay.

If so, the HCD released some clarification recently that you can make it a JADU - see Pg 16 of the latest HCD ADU handbook"A JADU may be created on a lot zoned for single-family residences with one primary dwelling.