This is a touchy subject.If you observed specific concerning behaviors during interactions, such as rudeness, aggression, or disrespect for property, these could potentially be valid reasons for rejection if documented properly.You should add one very important things to do on your checklist, past landlord references and it must be legit and find out why they aren't there any longer.

Research the area's nuances, understand BRRRR financing strategy, network with local investors, analyze potential deals, use VA loans wisely, explore financing options, and network through investor groups.

There are some legal considerations as well as practical considerations 1.  

This protects against potential claims and liabilities specific to the rental.For tax purposes, maintain clear records of rental-related income and expenses, allowing deductions for insurance, utilities, maintenance, and depreciation proportionate to the rental unit.

Are you leaning toward a quick sale so you can focus on Oregon, or do you see potential in holding onto this Florida home as a cash flow play?

If you have multiple LLCs, best practice would be having a Plus subscription.  

You have 3 months (potentially) to get it all sorted which should be pretty easy.If someone is selling a STR, that doesn't mean there are issues.

The other potential problem is the term of the proposed renter not sure exactly we are going to deal with their lease when it comes time to sell.  

Keep in mind, though, that each lender has their own criteria for how much future potential they’ll factor in, so it might come down to some skillful negotiation and presenting detailed projections that don’t feel like puffery.Just be careful not to come off as overly speculative…lenders tendd to shy away from what sounds too good to be true.Anyway, I’m curious.. have you spotted any other investors in Gainesville facing a similar refinance puzzle and what kind of terms were they able to secure? 

Technically yes, but your odds of success are very slim and your potential will be very limited.