Suburbs in path of progress is the low hanging fruit.

You are likely blending PMLs with HMLs here, most PMLs lend on a relationship basis and most HMLs underwrite the credit profile and risk of a deal. 

We are hoping to avoid doing any sort of partnership and maintain a single member LLC, but searching online hasn't been fruitful.

Capturing high cap rate nonsense is just grabbing low hanging fruit.

I buy blend and extends for cash nationally where I can extend the lease or backfill.I buy at 10 cap rate or higher.

And none of them had been fruitful.

The finished product and getting the rewards from the fruit of the labor is way down the line.

He's enjoying the fruit of his **** labor.

I recommend cross-analyzing the blended rate option vs a whole new cash out on the 1st lien.

The fees and conditions also can differ a lot, so you should try figure out first what kind of apple do you want (DP, LTV, rate) and then bring them to an apple-to-apple comparison to see which one gives you what you need for what cost (instead of accepting all the fruits that are on display from each different DSCR provider).