I am presently based in New Jersey but since I have an insatiable appetite for the outdoors I will be relocating to either Colorado, Oregon, or Washington next year.

One lender told me that the banks are completely jammed up right now with conventional purchase loans and have little appetite for jumbo cash-out refis. 

While we all have different appetites for level of leverage, we all will have at least some modest trouble even if it is just lower ROI when our cash flow properties do not consistently cash flow.

Office and retail seem out of my risk appetite profile with the uncertain outcome of this pandemic.

It is conceivable that the demand and supply could flip such that when Cities are open for business and begin issuing permits, there will be an over abundance of contractors and skilled labor, but no appetite or demand to spend money for renovation projects because of the projected high unemployment and stock portfolios that are worth a fraction of what they once were.

My point is the appetite for gambling and entertainment will be there after this.

This will limit the banks appetite to lend you more money. 

Every lender won't have an appetite for what you are doing, so talk to as many as you can. 

I would install automatic fire suppression canisters on the stove (about $60) so should someone leaves a pot boiling on the stove, a fire won't get passed that point (https://www.youtube.com/watch?

We do not invest in the city of Newark area because of the difficulties with the rental permits, but also because of the new requirements of fire suppression systems in all renos or new construction which can be very expensive.