Or would I be wiser to wait until I have a 9-5 post college and just enjoy these years and hope market conditions become more favorable?

I certainly don't owe any favors to someone who is not respectful to the property, their Increases are without a 2nd thought. 

Is there any recommendations for lenders that would do a 90% LTV with favorable terms?

To prepare, focus on saving for a strong down payment and maintaining a solid credit profile, as both are critical for competitive financing.If possible, look into FHA or conventional loan options for owner-occupied properties, which may offer favorable terms, especially for first-time buyers.

Contemporaneous always will win favor in an audit.

Some areas offer great potential for rentals and appreciation, while others may be less favorable.

All factors seemed favorable.

Since they're month-to-month, it might be worth having a respectful conversation, explaining the market situation and any improvements you're planning to make.Some tenants might leave, which could actually work in your favor if you're looking to renovate each unit.

ADUs are really the best play for California right now because those particular laws are trending in favor of the homeowner with some limitations.

Waiting too long to refinance can also leave you with less favorable market conditions.Neglecting to Build Relationships with Lenders:Many investors assume refinancing will be easy, but without building good relationships with lenders or shopping around for the best terms, you could end up with a deal that doesn’t work for your investment goals.Ignoring Cash Flow:Some investors get caught up in the equity gains and forget about cash flow.