Talk with the Nail Salon people for ideas. 

Sorry it took so long for me to respond but I think they nailed down most of the reasons already.

I think a lot of the problems you cite can be fixed or at least improved by this - ability to nail it down to better dial in on the searchers you are looking forThe above categories are confusing and have a lot of overlap and there are much better ways to do it, but I will leave it to the imagination as to why no action here has been taken..

I think @Jeremy Ellis also hit the nail on the head because it’s very important to figure out if that property fits within your current goals and strategy.

You could also ask what their terms are regarding LTV and things like that to nail down the reason they are saying you cannot get a first position HELOC. 

You and @Jay Hinrichs hit the nail on the head.  

I've seen these situations spiral out of control and lead to occupants neglecting/damaging the property, such as making holes in the wall to look for hidden cameras, nailing doors and windows shut, etc.

If you cant nail down anything you are just rolling the dice.

To a hammer, the answer is ALWAYS a nail. 

I am still doing my research but home to nail that down in the next 30 days.