Why are you better than other sponsors or GP's and what advantage do you bring to the table?

Yes, you might be leaving a few dollars on the table but that's the price of sanity.3.

Now for the refi, needed to have really strong income and credit with plenty of funds in the account to show proof of funds, so after all that couldn't refinance either without bringing 40% of the property value to the table.

With a few of our STRs being glamping tents and RV sites, the cost of a policy to cover a the repair/replacement of a tent or picnic table is not worth it in my opinion.

My Ex and I opened a restaurant on an “estimated table turn” per night that seemed reasonable based on what we thought we could get.

Is an FHA loan on the Table, or would I have trouble qualifying?

I have it at around $5K for a quality living and dining setup (sectional, accent chairs, coffee table, tv, rug, dining set for 6).

That said, it looks like you'd have to bring a huge downpayment to the table for this deal.Why not just purchase with conventional financing?

This leaves some increase on the table, but also makes it more likely that tenants won't leave over the rent increase. 

I hope you make a few connections so you can meet across the table and get the advice you need.