However, this market looks like a statistically stable market (goes uppitiest and down) and unless there is some significant outside event, it should continue as is.Go to the seminars.

Stable long term investment.

Not sure if it is a stable or well-used platform yet. multifamily.loans wants a financial statement from me before looking for loans for me. 

So long the economy and deficit are deemed stable by the market, Fed policy seems to be the number one factor that influences mortgage rates. 

I have a long term stable six figure income thru my career.

Large banks are good for larger loans, but more stable properties.

I am financially stable and do not want to rock that boat too much by taking reckless risks.

My wife and i live in norther California and i have stable job with good income.

If the improvements made were substantial then I might also provide invoices paid to contractors as well as a scope of work to justify financing at a value much higher than my initial purchase.10% vacancy is definitely higher- if you've got a stable property that meets your markets rental demands then I would use your market's going vacancy rate (which may not be representative of your EXACT asset).

But you should be able to find a local bank, or other investor would would be willing to finance a stable property with equity at lower than HML but more than traditional rates.