Ben,First from a Bankers point of view you are over extended from an LOC perspective and its hurting your DTI and future approvals. 

I know my value in bringing the deal, managing approvals and minor renos and having the team to get this done quickly. 

I am approved to use VA loan at 5.5% guaranteed.

There's no refund for the time and effort spent.2) Dependent upon City/County Approval: Even after all the due diligence, we're still dependent on the city commission's approval.

If they do it increases your odds of getting approved.

As an investor, you'll need to wait until this period expires before your offer will be considered.Additionally, Freddie Mac may require proof of funds or a pre-approval letter with your offer, and they often prefer cash offers or conventional financing.

An architect can assist you in the initial work to get this submitted to the city for review and approval, and then a GC can pull the permit and work with you and the local inspectors to get this up to code.

We are also on Booking.com, Google Vacation Rentals, Marriott Homes and Villas, and more via a channel manager but some will not approve without a certain number of units.  

Then, we can continue.For now, I've proven my case so many times over even Hillary's opponents would approve.

Also, the banks that did approve me told me that they could only use the rental income from the other units (75% of it) for an FHA loan, not a conventional with 5% down (which was my goal to avoid upfront PMI and have it automatically drop off at 78% LTV).