The only information I had to go on was with the last Lender informed me so maybe it was specific to the company they were with.

and if the client would prefer, for example, a specific plumber, that's fine as long as they meet our criteria, which 9 times out of 10 they do.  

The two things that will determine the listing when you go to list for your specific house, it is price and condition.

If these continual expenses are not made  you end up with slum properties renting for a minimum weekly rate to transients.I don’t know your properties so I can’t form a specific opinion; however, based on the information you’ve shared I trust your opinion and knowledge.  

If you can come up with specifics such as how you do your lead gen, an overview of your current pipeline and the reason why your deals are falling through it would be much easier to help out. 

I than let them know my top choices for PM/TP provider in that specific market, not just my own but whoever I see as current best, and what there rates are.     

Keep it short and respectful of their time, and offer to meet in person if they’re open to it.Join Tacoma-specific Facebook groups.

And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

If you want the exact process you'd need to speak directly to the planning/zoning dept and specifically ask them these questions to outline the exact process for this property. 

3) What specifically do you mean about needing cashflow proceeds in 2 years?