From a personal standpoint I target 70% LTV for any investment I have that way gives me ability to sell it if I need too

Of course most GPs have personally put in money to keep the deals from sinking.

We recently relocated to Phoenix last summer and I'm starting to look for recommendations for local credit unions here in Phoenix which are trustworthy, low rates, personal touch, easy/simple to work with, etc. 

The downside will have more to do with your business personality.

Are you referring to personal losses or other people had losses?

OO loan seems like real long shot. 

"District South was financed with a fixed interest rate construction loan from our partners at First Financial Bank NA.

All it ends up being is one person saying "Is not!"

But you don't find the same person you did back when.

Personally, I'd cash-out refinance into a 30 or 15 year loan.