Or should I shop around other banks to see if they can make it happen? 

A crossplex village is under construction with hotels, shops, etc for it.

That way, I will have a couple (3-4) of lenders that I can shop around for the best rates, after the rehab is done.I know the lenders will want to pull my credit score/report.

Of course this doesn’t affect income tax owed on my oregon rental income or job income generated in Oregon  one of the most tax effective plays in the US is live and work in SW Washington with No income tax then simply drive across the river to do all your shopping TAX FREE  .. 

standing over my dads casket looking down at his body ,realizing that someday that will be me ..dying broke without enough money in my savings to even cover my own funeral .

Dealer markups (i.e. commission, premiums, etc.) do vary a lot; so price shopping can make a big difference. 

You may find a local farmer who may be interested in it for some additional equipment parking or for the small barn or shop it has. a 2/1 here in the valley out in the farm areas might fetch you $1000/month depending on the condition of the home.

We work remotely (different states), so it’s not like I can just swing by the office and it appears to be a one person shop.

It’s an up and coming area with great shopping, food and many universities.

Thanks for the quick feedback,Refinancing would save about 60k over the life of the new loan compared to the old load with the PMI, I also spoke with my current lender and there isn't much they can help with as far as the current loan other then refinancing, there rate seems high compared to a few others i talked too, so i will definitely shop around a bit. my next question i guess would pertain to these seemingly scam like letters i get and ads that pop up that go something like " under president obama you can refinance out of your current loan and cost you nothing if you owe less than 679,000" obviously nothing is free but are there programs like this?