In addition the units had not appreciated such that the owners had equity to extract.  

In addition, due to value adds and market appreciation, most of our properties have had all of our investment extracted (i.e.

Your pitch can be improved yes, but only for keeping them on the phone and extracting information. 

Thankfully, we did extract a daily rate from escrow for the nearly two weeks they remained in the property after PCOA expiration.

In addition, approximately half of our RE has 0 of our initial investment left in it and one of the ones that has investment still in it only does because the loan is so ridiculously low we do not desire to refinance to extract out our initial investment (we could get all our initial investment out of this RE easily and pocket maybe 6 figures).Even if I eliminate the 2 STR units, I have nice cash flow. 

Many carpet manufacturers recommend professional hot water extraction as the most effective carpet cleaning method.

If NO basement, what is potential damage...proper extraction, sanitation, removal/drying of walls and trim, personal property, etc.

My proposal to lender was to credit 10k in closing costs / ppd insurance/taxes and credit an additional 5k to pm, but lender is pushing back indicating there are limits to seller credits - reading online it looks like the 4k credit might already be over the limit, so maybe that would've gotten twisted up before close as well.Anyone knowledgeable on this have any ideas how I can extract this value?

I think I have a good sense of my local market and have built a good team to extract value from it.You always put out the most clear and direct posts/replies.

Use the value add and refinance when your credit report is clean extracting out some of the value.