I agree it would be a phenomenal option.

Or maybe the ESA letter is from a bogus online source that isn’t acceptable.

Since it was a BRRRR deal that we planned to all pull cash back out from, leaving it unleveraged also wasn't an option long term.

Both options have their own challenges.   

I was told if I could show a professional license such as a broker license I might get approved but the best option would be a Private Investigators license, otherwise, they didn't see any other path to approval for me or my company.

Do your own research from multiple sources.

Their proposal was for $40k but not sure I have any other local options.

Optionality is a good thing and gets overlooked often. 

Tenant Stability: If tenants are renewing, lenders may offer better terms, so clarify lease renewal terms.Credit Profile & Cash Flow Goals: These will help in finding lenders who specialize in retail with flexible refinancing options.

[Source: Federal Reserve Bank of St.