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

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?)

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

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. 

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

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.

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

One that involved firing their entire field operations team, which I thought was key to their success.

Should have done more digging up front on everyone involved in the deal, not just the managing GP.