So yes, to answer your question, I’m well prepared for whatever I get myself involved in.

When making offer based on ARV, is it good practice to have future cash refi lender get involved as early as possible (have their appraiser connected?)

That definitely helps explain things, but too messy for me to get involved personally.

Furthermore, would this require an ABA even though there is not ownership involved?  

I would consider how much involvement you want to have for your investment.

In fairness, that could be due to disruption from all of the construction.Our current PM has done a good job maintaining the property, but more and more I find myself having to get involved in day to day issues. 

I highly recommend getting involved locally.

People paid alot for parcels that couldn't be developed without a variance for minimum lot sizes or otherwise worthless. 

For future reference, the agencies will often adjust LTV/DCR by -5% LTV / -.05x DCR for loans involving new agency borrowers with minimal experience / like size AUM / etc. 

Is there a way to separate from them legally without getting a lawyer involved?