I usually counsel folks to think of the 45 day period not so much as an identification period. 

Here is my ambassador link if you would like someone to walk you through it: Sign up to host on Airbnb and use the extra income to fund your passions.

Reasin being is that usually lenders will cap at 75% LTV for a cash out refi. 

That usually can decipher a real lender.

It should be free and usually it's a soft credit check...so there's almost no downside to getting prequalified.  

Hard money loans are usually shorter term, carry a higher interest rate, and the lenders generally don't want to lend on a primary residence.

Getting prequalified for a loan is free (or should be) and usually is a soft credit check. 

Offer to pay the neighbors a reasonable amount say $50 - $100/mo. as they're doing you a GRAND favor helping you and besides that extra money may aide with commuting costs to work or a boost to their monthly budget or a their savings account!

Won't show extra documents posted in MLS though.99% of the time these are not going to give you lockbox access.   

You don't seem to get much out of appreciation for townhomes and condos but if you get it looking nice they usually don't sit empty.