Our plan is to convert it from a duplex to a single family home, and I'm just wondering what financing options are out there for a project like this. 

I had the same issue a few years back and had to call 4-5x and finally got someone to put my account on the annual plan. 

@Bryce Muller are you randomly applying, or applying with a plan?

as a single property owner, do not want to pay full price as there may not much of need of reports, looking for state specific lease and ACH/Zelle/paypal kind of payment options for application fee and Rent collection. any recommendation on which plan would be best?

Do you have a plan for the proceeds?  

Third, develop a property management model and plan to keep expenses low and revenue high. 

I'm a landlord and home owner but my girlfriend and I are planning to move to LA in July and rent a place. 

Are you guys planning to stay in the Miami area long term?

There are some reputable hard money lenders and a lot of disreputable ones, but you are going to need to layout your plan and resources.

I am not (yet) into commercial RE as I am just starting out BRRRR on my first property which God willing I plan to convert it to a duplex from the single-family that it is now.