These updates modernized the property, improved its curb appeal, and significantly increased its market value.

The ones I bailed out I actually took ownership of.. and got them out of hot water. there was no room for a loan but enough equity for me to step in and solve the issues.. 

Time will indeed improve the results.

I am on the same boat, and tried to use my business purpose loan origination experience and they still need signatures from a broker verifying the hours and time periods. 

What if you get a 0 down loan for the entire value and not use the cash? 

After he was successful in being more profitable than his neighbours (one thing he's done well with is driving traffic to his direct booking sites to cut out the host sites that take so much in fees) he started taking on investors that put the 20% down for say a DSCR loan.

A good loan officer will be helpful at that point!

@Wayne Kennoff- thanks   1) getting a personal referral is a good place to start 2) if you have narrowed down the options to a few -  contact both on the same  days and ask them for whatever  quotes  for your scenario ...ask for a loan cost worksheet  if  possible .  ...if their pricing ends up being  the same - make a decsion based on the  feel  for  cutoner  service you get when communicating with them.   3)  make sure they  disclose all the fees  related to the  refinance  ( not just their  own fees ) ..4)  reviews are   hard to  use to make a decision ( as you found out ) 5) rates are pretty high right now for rental  properties ....if you can wait to  refinance - you might consider doing so ...if you need to refinance - so be it ...Good luck 

As we went back and forth, we saw that the terms the bank or loan gave us were not set in stone.

Have you checked out using an FHA loan for a multifamily househack?