In the long run it would save you $. 

Any contractor recommendations or lender suggestions for short-term financing?

The result is typically less loan proceeds, lower rate, worse terms, etc.

Many people won't invest in funds, including myself, and those that do only invest with people that have a long track record. 

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.

I'm looking at it long term and will not need the equity anytime soon.  

Stick to the terms of your lease— they’ve broken them, so hold them accountable.

But, rates/terms tend to get worse with shorter seasoning periods.

I’m particularly interested in methods that have worked well for you in terms of finding deals that aren’t listed on the MLS.Thanks in advance for your insights and suggestions!

Some investors also use a business line of credit backed by their cash flow, which can help with future deals.If you’re planning to scale, maybe start stacking that cash for the next property or even park some in T-bills for short-term returns.