Back o the original question assuming the 1st loan will allow a 2nd smaller local banks will be your best bet or a true Private Lender.

No one knows what the future will bring, so I would not make an all-or-nothing bet on refinancing in the next year or two. 

If you interacted with persons in trying to understand there quoting as you communicated here, no you wouldn't get much for answers because it's demanding, condescending and with hollow threats, nobody wants to deal with that BS or person so of course they blow you off, I bet you'd blow that person off too. 

You could do a DSCR loan as well but I would bet that rate will be high also at the moment.

Most investing strategy in the Bay is just appreciation.If you're interested in appreciation and cash flow, the Central Valley will be a great bet.

I am skeptical that these properties are ones that I would want to buy and bet that there are a whole host of reasons why they are 1% rule properties. 

You're best bet is to talk to management and see if there is an exception that can be made based on your plan.

You are right - given the 30 day stay requirement in Sarasota County, long-term rentals might be your best bet.

Personally the most effective bet is too call other local PM companies yourself because only you can truly express your concerns and maybe get better pricing.It should only take 15 mins per call.

I think lowering the price slightly until you get a few reviews is your best bet.