I work for The Short Term Shop, and we are in 20 STR-friendly markets around the country. 

My understanding is that the PM she originally signed on with was a do-all shop.

Especially since it’s really an infinite year loan that’s 100% forgiven upon your death  like a $2.5M gift. 

I might ask for a bit more communication than you are getting and hear what they have to say....If you're not happy with the response, shop around....

Don’t go shopping rates.  

Who is shopping at the Walmart?

A few additional context that may make this a bit more complicated:- ideally the 1031 exchange that I do will then add my wife to the picture with the trust that we have established (however it's easier to do)- the property was previously used as our primary property, but is now a rental property for at least 4-5 years- an alternative is the sibling is open to gift annually up to the gift limit so that we own the property outright prior to the exchange, but that will take quite a few more yearsThank you!

Also remember it will take time to get them done, during which the home is vacant and not on the market.People shop with their eyes-so many don't care about stuff that is really important (plumbing, electrical, roof, etc). 

The more efficient solution might be to purchase from Grandma with the 25% down..you ca use the income to help qualify and obtain gift funds or other sources for the down payment.

a lot of people want to shop on Zillow, look at 3 properties in person, and have their 1st offer be accepted.