I’d get a new bank just for the mere fact they’re telling you it’s against their policy to appeal the appraisal.

In other words, with respect to agency, writing an offer on your behalf as a non-agent is no more binding than an agent merely showing you a house.   

All that being said, it's definitely not for everyone I know so that's why I'm always happy to share my experience as not to persuade others to use Evolve, but merely show them alternative business models for their STRs they might not be aware of.   

Now I want to say I do understand this is a rule of thumb and I do understand it's not the way to success but merely an indication or a way to filter options.

I didnt write the rules, they merely exist.

Now, was this merely a ruse to meet with me and possibly try a sales pitch?

My understanding is that most banks like to see two years of the asset performing as a rental before they see it as an asset and not merely as a (good) debt/liability?  

The assumptions are that you either spent that money or you merely stuffed it in your mattress for 5 years. 

Faced with this chore, it is easy to feel exhausted with the mere thought of it’s entirety.

I'm using Loopnet to find deals and work the numbers, it's merely an exercise to get more comfortable running numbers:The "deal": http://www.loopnet.com/for-sale/ca/?