After all, their best bet is to get it paid off in full, not going to auction or doing a short sale or something like that.I've also heard that the sellers sometimes think it's already too late to fix. 

If it is such a great deal, and owner financing is not an option, your best bet is to bring in an investor to cover the down payment and reserves.

Looks like there's some good possibility of a little above-average appreciation there like you said, but I probably wouldn't bet on that. 

Scottsdale and surrounding areas seem like my best bet but i'm uncertain about how strict those areas are on STRs.

I'm not following your spreadsheet...I think you have too many columns trying to track each refi of cash separately vs cash in you account just being cash in your account.1.

Anything else I am willing to bet someone that makes money from selling lists or providing DMM services is behind it all whispering in your ear that DMM is OK!

**I'd push hard on the first option: I'd bet my annual income that if you met with 3-4 commercial lenders that you would find one that meets your needs.

Do this a commercial loan and I'd bet you find a bank within your first few calls.

Talking to a more local lender that can do that would be the best bet though since it is not a standard loan product, I believe. 

If the annual billing was not provided in those XX days, I don't think contractual law will allow you to go back and provide them with all 4 annual statements, at least 3 of which were not provided within XX dates.Somebody is eating the money here and my bet is on the property manager from a contractual point of view, but in reality will probably end up being the landlord.