However, they spend a ridiculous amount of time for 1-2 deals a year.

My client's have been happy with the draw process and response times as well.

It’s off of a very busy road with lots of frontage and its own personal billboard on top of the building.I’m having a hard time figuring out what to do with the property, whereas it is more on the outskirts of town.

Sub-to has been around for a very long time.

Most of the times when this happens it's a blessing in disguise. 

(Available time, money, income, family situation, credit availability, time horizon, real estate market location and phase, medical situation, etc etc.)

The project manager refers me to the “packet” any time I have a question.  

That may be a better use of your time and resources.

@Ella Marie, I can't speak on behalf of your market, but in my respective market, competition is tough, and the successful fix-and-flip vendors are often full-time operating businesses.

I do not understand your remark as related to the DSCR loan.  2 ADUs are not allowed by f/f conventional financing but is not always enforced.Fortunately if you stay with the current tenant without a refi, by the time you pay principle it is likely the rent will have increased enough to absorb the increase mortgage payment.