If you're prospecting the entire coast, just keep in mind travel times for tours and be mindful of the weather.

I utilize a PO Box as well.It wouldn't be hard for our tenants to find out where we live (tax assessor's online tool) ~ But for $50/yearly ... it gives me a bit more piece of mind :)

Here are a few things that come to mind. 

So I proceeded to pay for four appraisals that were like $800 apiece.

The plan was to pay cash, refi out and use that to improve the property. 

Keep in mind all this stuff is uber regulated, very detailed, far from simple.

So I wouldn't recommend them unless time isn't an issue for you and you don't mind waiting a few days for a response.  

Keep in mind, though, that each lender has their own criteria for how much future potential they’ll factor in, so it might come down to some skillful negotiation and presenting detailed projections that don’t feel like puffery.Just be careful not to come off as overly speculative…lenders tendd to shy away from what sounds too good to be true.Anyway, I’m curious.. have you spotted any other investors in Gainesville facing a similar refinance puzzle and what kind of terms were they able to secure? 

I've found that the more you share, the more you can grow your network and connect with like-minded people.

The only other option that comes to mind is to make the improvements and try to achieve favorable rental rates to push the story that 2 BR homes rent for a premium because its unique.