@Steve Meyers I’ve been running this with some success with a local cincinnati agent on 2+ units and nationally with a commercial broker for shopping centers.

I ask to take a walk through and document the current condition as my agreement states they can not damage the property during this process. and of course don't give them anything until you have walked through verified they are out and have voluntarily handed over keys. 

🔥DEVELOPMENT UPDATE- GASTONIA 🔥📍 FUSE District (Franklin Urban Sports and Entertainment District) is transforming Gastonia with new residential, commercial, and entertainment spaces!

This also added AC to the property which it didn’t have before. 

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

The price is much more expensive than Midwest, but the yield or cap rate, particularly commercial properties, are similar to Midwest.SFR may have a lower cap, in good area.

The reason I post this here is because I got totally different answers from two CPAsHere is the story:I bought the house as investment property and run it as STR for the last two years.

I would look at the DSCR loan as the first option.By the way, I suspect you are going to be disappointed by any refi appraisals   ADUs typically appraise poorly   JADUs can lower the property value Vs having the space as part of the primary unit.  

3) How well prepped was your property?

If you are living there you can keep the 4% rate.If you are not living there you can rent it out to pay for the property taxes.