Purchase price: $932,500 Cash invested: $450,000 20-unit building converting from LTR to fully furnished MTR/STR.

You can present an offer that aligns with your financial goals, but be prepared to walk away if the seller won’t negotiate to a price that ensures you’re not left in a tough financial situation.

Is there some reason the early bird pricing went up without a deadline and without warning?

Quote from @Frank Pyle: You can refinance with conventional but value of property for LTV purposes will be capped at purchase price plus documented upgrades for the first 12 months.  

So I am left getting a policy with a non admitted carrier for likely 2-3x the price for less coverage.

You won't find a great software for free or a low price.

The price is about as low as you can go in Southern California.

I agree with Nathan (don't forget to price running extra water, sewer and electrical lines).  

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But if you're comfortable with rougher areas, then you can definitely find properties at lower prices.