However, it seems the secondary non-QM lending market has no appetite for 30yr fixed products... 

"Nice" rentals do no fit within my appetite, and I wouldn't touch them unless I was owner occupying  w/ minimal down payment, with short term plans to turn into rentals once I vacate & repeat onto the next.

Based on what I've seen it the private lending market, there's an appetite among the PE funds for these types of loan products. 

@Matt Roberts you can still do the refi, we’ve seen an increase in appetite from private money lenders who will now do 30 years.

The investor's appetite for risk will determine which route they choose.

To lever or not really depends on the individual's appetite for risk, investment goals, and where they are in life, among other things.

Go to the zoning dept and find out everything you can about dwelling units/acre, service accessibility or septic and well requirements if not, taxes, special ordinances, improvement districts or ability to float municipal bonds and their general appetite for development.  

During the GRC they about terminated/called my loan, but my 5 yr reset and review was about 6 months before they completely 'lost their appetite for commercial assets in this uncertain regulatory environment.'

If you are an appreciation investor with an appetite for nice suburbs it will take 20+ years.

Start off by asking them questions of what they currently get in returns, what their risk appetite is, etc.