Sure, other LL's will argue its an administrative cost of time and effort, but I rely heavily on my prescreening and conversation at showing to whittle it down fast and efficiently.

Conversely, there are there are more virtual models where the broker may be in one location but supports agents across the state.  100% commission and cloud brokerage models are like this.  

I would make sure the garage conversion was permitted.

Local zoning authorities have the ability to damage an investors fee-simple ownership rights - so to speak - and there is another duplex in another local metro city I have the same problem with.Condo Conversions don't involve county government and are done through the state-level Common Interest Ownership Act by recording a condo map, declarations, and bylaws to create separate legal descriptions, which the Assessor then puts in its records. 

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I also like to include a comp sheet for their property, and let them know I'm happy to provide this info quarterly, if they call to get on my mailing list (obviously they're on my mailing list, but some people still call and I just want to start the conversation).

Control the conversation and don't let her bait you into any debates. 

So, know that when you are going in to the conversation with the lender the key difference is whether you want a conventional loan or a commercial loan.Commercial loans are going to be a bit easier to get . . . right now and always.

Great question and value...will also start these refi conversations/relationships now.

Conversely, just because a property is on the MLS doesn't mean it's a bad deal.