Then shop with other banks and see if you can get better terms.

If the schools, streets, shopping and entertainment areas look like a C, attracting residents to pay the higher rates by upgrading the property to a A/B as you suggest (higher than the surrounding area) is typically not going to work out so well.  

The mom and pop tenant could be inline  for a shopping center versus stand alone single tenant building.

Depending on your area typically 0.5-2% response rate2) Cost-effective way is to send the first batch first class, harvest the dead leads and remove those from your campaign, then mail standard for the rest3) Opinion is that you should shop around because quality, price, and service differs between different companies.Regards,Ray

I have a one stop shop of attorneys and brokers.

You didn't specify if that's gross or net.You might be able to hit 50% of your target (that would be $2K gross monthly income) with what you have.You can target a C- neighborhood and shop for a fourplex property with 2bed/1bath units, bringing in $500 in rents per unit.Your price target would need to be <= $120K.

Bigger Pockets is the one stop shop for real estate investing.

This is underwriter specific, so if your credit union won't allow it, just shop for another lender.

If you are going to shop the coverage it can get confusing.  

I also agree with J Scott, reducing the scope could result in the reduction of your ARV so itbis keybto shop subcontractors and get better pricing on your kitchen, hardwood floors, and baths.