For example for a few holes in the walls they have someone paint an entire unit and take their spread.

The seller not necessarily settled, Seller simply took the only offer they had.

Finding a good tax professional familiar with real estate investments is simply a good investment.

That's simply not true.

Quote from @Collin Hays: I suspect that the Smokies is your best choice, simply because it is a year-round destination. 

Most Heloc rates right now are around 7.75% to 10% so if you look at your blended rate between your fist and Heloc you would be better off doing a cash out refinance.A lot of people forget or simply do not know that if you do a cash out refinance the rate does go up but in 12 to 24 months if you do a "rate and term" refinance you can get it back down fairly close to where it was at prior.

Should it simply be one of two choices: deny application or accept application with ESA exemption even if the property qualifies for the FHA exemption?

On Zillow, we simply call it #A with the same address.

They simply do Fannie, Freddie, FHA, VA, and USDA loans.

In my experience, it is worth simply reaching out to your realtor first.