-------In 2013, my wife and I purchased a 1974 2-story "fixer" in Clovis, NM via a no-money down VA loan, which we poured our blood, sweat, and tears into for 3 years: refinishing the exterior, installing hardwood floors, upgrading countertops, repainting all the walls and trim, retiling showers, blowing out walls, replacing light fixtures, etc..

With the rising rates and the deals getting thinner, I’m finding it harder and harder to find deals that make sense.

The answer to that is: it's way too expensive for my blood!

We only go for emergencies ("blood or flood").

For that amount, they will certainly want 2 years tax returns, full financials, and everything short of blood samples on the business.

She spent most of her adult life in Hudson (near Tampa), and my Dad used to own Captain Tony’s, and owned a 6-unit in Key West, so Florida is “in our blood.”

So by "arms length" lenders/underwriters want "non blood" basically? 

Lower quality are usually thinner than average.

Echo Ned's feedback. the reason you went to multiple meetings that ended up being the same is that this program is basically a MLM type product those who sponsor you make a spiff .. and when you join ( if you did) and you bring in new blood you get a spiff.. so basically MLM for RE education.. with the top teir folks making a a ton ( top of the pyramid) and those at the base feeding the money up the pyramid.. 

Nobody has a nose hard enough to get blood from a rock.