Even if you only averaged 2.8% appreciation annually, which if you've had it 20 years I have no clue how that's true given prices have well more than doubled in that time, youre skipping over the fact that you have been benefiting from that appreciation on the ENTIRE house, not just the % you paid for.  

Is it true Avail would be providing you access to their credit history? 

That claim can not be even remotely true.  

While it's true that you could do what HomeRoom does yourself, it would take a lot of time, effort and a moderate level of market by market expertise, especially if you're an out of state investor like me.

Demographics tell the true story.

There are a very limited and reliable few of lenders that do true DSCR 2nds.

He says he has an attorney on staff but this is not true.

Note that you’re dealing with a true bureaucracy.  

However, my under writing due to the recent rate hikes shows large cash negative after a high LTV refi to extract the equity so I am not currently actively pursuing BRRRRS and I find this is true for many of the local investors that were doing brrrrs a few years ago.  

Rodrigues' recommendation may change this), but my next question would be, are there any cities/markets where 1 of the following are true: 1) You have family/friends that live there, 2) You travel there frequently (either for vacation, work, etc.), or 3) Somewhere else you've lived before AND know the area well?