I'm definitely open and interested to venturing well outside SFH.

I know the market pretty well.

All the water issues could have caused this as well.

If the loan amount you are looking for is small relative to the value of the first and the second property combined, they are very well secured on a LTV%; ask for a 1% point lower rate.If you don't want to Cross Collateralize, do you have any CD's or MM you can transfer to this bank as collateral. 

I recently acquired a commercial mixed use at a great price and now that it’s fixed up, it’s worth considerably more and cash flowing well. 

While not necessary to be successful in RE going to college can be a fun experience prior to adulting and having a business degree is a well thought out safety net.

If you had also spend money on renovations and improvements while occupying those should have gone into service then as well. 

My goal is to brrrr the deal within three months, and payoff the credit card with the cash out refi.I feel like this strategy could work out in your scenario as well.

The biggest question I would ask is how well they know the area such as neighborhoods and do they have connections to building a CORE 4 such as great contractors, property managers, attorneys, etc

One person works for a well known home builder.