If you are open to moving close by your future investment property, I would start by deciding on states\regions that you are comfortable moving to. 

Nice one mate,After man years in the business, I can comfortably say that no matter how good a deal or area is.Property management will make or break an investment.Even crap properties in crap areas, if PM is top notch.They can make the numbers work

This level of detail will get the lender more comfortable that you are being transparent, the property you own is performning and there isn't an event looming which could harm your personal financial status or create a stress.

It's up to you to decide if you're comfortable with that.

Track record…I like that they’ve been in business for a while, but I’m not as comfortable with their history in industrial (maybe I didn’t dig deep enough).

Sometimes it's too close for comfort with friends, but friends of friends are a great option.

Quote from @April Rae: It sounds like you’re dealing with a tough situation, but there are steps you can take to resolve it while maintaining a positive environment for your other tenants.

I’m not comfortable structuring everything by myself.

We've done a thorough proforma which I've vetted and feel comfortable with.  

These loans are what is working in this high rate, low Long term rent environment.