I've exhausted contacting all the common resources for gap funding.

What strategies would you suggest a start with to find solid leads when I have exhausted my circle of 600?

Have you exhausted the option of using your wife's income?

The only time you quit your day job is when you sit down Sunday evening and say your exhausted.  

the 20 or 90 minute is a fire rating, how long it can withstand a certain temperature before failing.

You can also look at umbrella policies that will kick in when your liability insurance is exhausted.

There are old areas in Florida where if we get hit hard enough it’ll be bad for that area but for the most part of SoFlo, we haven’t seen anything bad since Andrew and our houses have been built to withstand the hurricanes. 

I keep going back and forth with him and it's exhausting.

I always recommend borrowers exhaust their conventional financing before venturing into commercial or DSCR, especially if they're in it for the long haul. 

In all my years of flooring, I have yet to see any poly withstand large dogs running around and sliding on hardwood.