Will they be prepared to address retirements and disposition?

If you want me to give you a quote, I'd need to know the address, 1st lien details (type of loan, balance, interest rate), credit score, income/DTI details, and target LTV (can go up to 80% CLTV on the 4plex). 

Can you provide an address where you believe a refi appraisal valued a single ADU addition at the same cost as the hands off addition.  

The discrepancy so far (5 addresses) has ranged from very little (under $10k) to as far as $100k in difference.

However, you may have to put these losses on layway due to the Passive Activity Loss (PAL) rules which are also addressed in my post.3.

Will they be prepared to address retirements and disposition?

Regarding there being NO EMD- If you sent me a contract and did not put up EMD then as far as I"m concerned, we do not have a binding contract. 

One issue that I have not seen addressed, is the cost of the home, which will greatly affect your cash flow. 

Mostly messaging with guests regarding issues, questions, concerns, as well as coordinating repairs and restocking supplies. 

It requires significant work, and I'm concerned that some additions made by the previous owner may not comply with building codes.