As long as you have a credit score of at least 620, an HML/PML should be a good option for you.

I believe up to close to 40% down with a 720 or greater credit score on a conventional loan product could give you the best interest rate. 

For your first commercial deal, your best home is probably going to be with a local community bank or credit union. 

Also Mike, why is cash out higher with refi, do you mean just with the credit union scenario? 

Credit unions often have great programs, so hopefully this is one of them!

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I received wire transfer instructions to a credit union in Utah with a totally different account name than the company.

For anything less than that with a traditional bank or credit union, you'd likely be looking at a portfolio product (the bank/CU will hold your loan and not sell it on the secondary market). 

For the 2nd applicant, her credit score shows 770.

What I think you'll need to find out from lenders/banks/credit unions is how much historical timeline they'll need to review to support the valuation/income.