This might be because their credit score is too low or the house needs fixing.Although each lender can make their own rules about how to qualify a borrower and their investment, like needing a certain credit score; I believe that flexibility is the best thing about hard money loans since it provides each individual with vast amount of options.  

Look into Steadily for additional info/coverage.Don't get State Farm. 

With property tax adjustments and the mortgage company requesting an additional amount for possible future increases.

Personally I refuse to deal with any of the large banks, (Wells, BofA, Chase) and prefer to deal with smaller regional banks or credit unions.

all paid for with cash.no credit cards. no school loans owed. when we shopped around for rates on a mortgage in May, 1 broker said to me twice, "you mean you really have no debt except for your mortgages?"

This is important to ask about.Pricing: Think of a chart with X and Y axes—X is your credit score, and Y is your LTV.

I don't know if I should rent out the house and hold it for several years, BRRR the house and sell it in a year or so, try and build a business on the additional lot, or try and find a commercial property investor to sell it all.

You can supplement the funds that you're taking out of your home through additional funds from hard money. 

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

After 12 months expire I would have them sign "my lease" (which would be very similar terms as original + additional nuggets of terms I've picked up over time, like inspections - current manager performs no periodic inspections).