Not sure where your property is exactly, but we find MTR rates are 50-100% higher than LTR rates. 

I'm seeking to JV, and my question is how to meet JV's especially across the country. 

Generally if you are looking at a rate-term refinance (i.e. less than $2000 cash-out or just refinancing into a long-term lower-rate loan but same loan amount) then you should be fine - if looking to cash-out on the refi - generally will need to wait six months of seasoning however there are a few lenders that will do cash-outs at the 3 month seasoning mark

Naturally, the lowest mortgage rate was my goal, so i started applying for mortgages. 

Seller reports NOI: 108,101, Gross carwash income: 149,546, Cap Rate: 11.5%.

You can't use a 4' wide hallway as a bedroom, even if it meets all the other requirements.Two means of egress: Occupants need to methods of escaping, typically a doorway and a window.Minimum ceiling height: You need at least 7' of head space.

There are hundreds of thousands of agents in this country who can meet that threshold. 

In addition to what others have already shared, I'd suggest meeting with a local real estate attorney.

They have no understanding of compound interest, time value of money, return on investment, cap rate, or anything involving math of any sort10.

I would rate Josh Cantwell's 40K flip program as one of the best.