What we have found is that large occupancy events are typically planned months in advance.  

Then getting to your personal assets is far fetched, it is amazing that anyone even focuses on it.I have yet to have ever met anyone who has had a lender come after their personal assets when vested in an entity or hear of someone actually having a loan accelerated for switching into an entity after waiting 6 months of closing on a Fannie loan. 

Owner is motivated to sell and says expenses are $2300/month (includes lease rent 1700+600 in electricity/gas water included in rent).

The VA IRRRL is a refinancing option offered to veterans and service members with existing VA loans to lower their interest rates and reduce their monthly payments.

After that, they have to pay rent, utilities, and other costs even if they aren't going to occupy for another month.

Sometimes people are so hyped to get partners that they partner too early with the wrong people. 6 months of meetups consistently will give a huge springboard, especially since you have a property already that you can get advice on how to fine tune as well.

The listing shows that it has the potential to cash flow around 5K per month after paying for the loan.

I want guaranteed monthly rents because when I purchase my main focus is cash flow, then equity in the form of added value (renovations, adding extra bedroom, etc).

If you don't have any leads or don't know where to start here are a couple suggestions: ask brokers who people use for debt, find a mortgage broker as they have access to different buckets of capital, use a website like CoStar to look at closed transaction over the last 12 months and see who they used for debt.

Then ill build another duplex on the other side. seller is willing to do 25k down and payments of 700 a month for a total of 55k. this seems like a no brainer investment noLand:$70,368Improvement:$0Market:$70,000Appraised:$60,432