I couldn't understand why their credit wasn't better considering their income was what it was and their debts were not unreasonable.

If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

Any additional advice is helpful.

This leaves $2600 after debt service (PITI).

I assume there’s additional language in the PPM, or at least I’d hope, but the language can get very confusing by that point and many LPs don’t understand what they’re reading.

Although he is a banker, he thinks having the ability to operate as a broker and place loans with 30+ other lenders, in addition to his bank, is the "best setup."

She'll help you arrange where the furniture should go, and links to any additional accents she recommends (rug, curtain, curtain rods, accent tables, etc)

When analyzing a market and breaking it down into property Class submarkets, do you find it helpful to complete this division at the city-wide market level, or do you find it also beneficial to additionally break it down by suburb, and even neighborhood?

I'd greatly appreciate any advice and more than happy to share additional information if needed. 

The process must be understood and applied to team building, investing your and 3rd party capital, and financial deal structure with debt and equity sources.