I wouldn't trust them to make the payments, especially if the property value goes down and they have a bum tenant not paying rent because they mis-managed it and had poor underwriting skills to begin with and realize they messed up and just walk away (what makes it attractive to them if it's not attractive to you?).

Hello Misael, I would do a thorough market research to verify that you can get the rent increase you want, you might find out that the market is oversaturated with rentals.If you are trying to raise the rent $100/mo, 1 month of vacancy ruins your rent increase for the whole year.I would list the property for lease 45 days before your tenant's lease expires, if you have your property priced right you should get some applicants before your lady moves out.

Rates in the Non QM space are becoming very attractive.

Usually, provided all the units are attractive, you would probably get more total rent. 

And this would be attractive because if they have cash laying around, you'll give them a better return than it's making in a savings account, CD, etc. 

Probably not.Consider adding amenities to attract guests and raise your prices to fit that level of quality, but keep your guests number limited to less.

I'm a new RE investor in general and my intention was to shop around here if anyone is wiling to offer a better rate than my current one.I mean no harm/offense to any lenders out here, but I thought it would be a 'fun' post to do to attract some attention and traffic.

I would also have thought they would have attracted only the most conservative investor whose primary goal was protection of principal not how do I get the highest IRR ..  

Commercial loans are much more lenient but generally have less attractive terms (e.g., higher rates, shorter amortization, balloons).The six to 1 year "seasoning" requirement is for cash-out refinancing. 

I got the blank stare of death from the nice lady at the office who had no idea what I was speaking about.