For Conventional Conforming Guidelines, you are able to do a cash out refinance on an investment property after 6 months, however, if the transaction is done within twelve months of the purchase then the valuation will be based on the lesser of the purchase price or the appraised value (at the time of the refinancing).

Sounds like the city has taken the approach these are legal non-conforming (grandfathered in).  

Does anyone have experience with private lenders listed on the BP database that could conform with the above scenario?

I guess our only options are traditional conforming loans with a hefty down payment.

The big one is needing to use commercial financing since a legal entity, such as a LLC, is not eligible for conforming residential loans.Realize that 1-4 family homes are considered residential.  5 or more family homes/properties are considered commercial properties. 

All cabins located on the property conform to the same specs, and are built by one company.

Anyone know a company with good rates (3.5-4) for no doc/non-conforming 30-80% LTV refinances for buy and holds with a 15 or 20 year fixed rate?

A qualified and experienced designer should also be able to conform to your budget.

The guidelines make statements like "if more then four total mortgaged properties..." not "if more than four mortgages that have been purchased by FM or FM..." or "that conform to our guidelines" or any thing of the sort.

In inexpensive rentals, it may be worth it to reinforce and/or level the floor to enable putting down Allure without it looking bumpy, since it will conform to the floor.Another advantage that you didn't mention is that you can replace just a few planks, and not the whole floor, when it gets damaged.