In your scenario, selling the relinquished property for $450K after completing a reverse 1031 exchange will allow those proceeds to repay the intermediary without triggering capital gains taxes, provided all exchange requirements are met.

The lender required that the property be tenant occupied/cash flowing.

If you have a finished product, they won't move in for 60 days but your lender requires signed lease and/or move-in for refi...this will delay your refi.

This is a complex question, that requires answers with exceptions, caveats, and explanations, but here are rough examples:A.

I would attempt to negotiate with LL the scope of work required for the discount.  

However, understanding their requirements—such as down payment percentages, reserve requirements, and loan-to-value ratios—is key to getting approved.One of the biggest advantages of working with portfolio lenders is their ability to fund deals that traditional banks might pass on.

Not sure when you purchased the property, but keep in mind conventional loans require 12 months of seasoning before you can use the appraised value for a cash out refi.

Stessa is a great option, but Baselane is my current personal favorite, partly because it doesn't require that you use a special bank account for rent collection like Stessa does. 

It's the one-year required management agreement at 10% that can get you (although you can re-up the following year at a discount if you pay the entire year at once).What you definitely need to avoid is leasing through them, should your property become vacant.

It means that your 2nd required stay can straddle the new year, and it still counts!