If you have an ADU on your property, it's super easy to find out approximately how much you can take out through just a few clicks with only a soft credit pull...A side note: the founder of Figure.com Mike Cagney also founded Sofi and they got pretty some impressive investors.

Had been soft and had rented to two tenants who were also friends.

Lima One a non-agency hard and soft money lender once had 30yr loans at min $75k price at 75% LTV so loan amount min was = $56k loan amount

Appreciate your comment @Jonathan Towell.

It is typically referred to as soft money. 

Reputable lender who is easy to work with on front-end & also on an ongoing basis during servicing - no bait & switch soft quote then change terms, no loan to own type outfits/predatory loan docs, streamlined annual reporting, etc. 2. low long term rate (preferably 30 yr locked fully amortizing), 3. ability to harvest some built-up equity w/cash out (not necessarily max this out would run numbers on various scenarios), 4. then several other secondary-level type terms to consider in overall picture: competitive upfront fees/closing costs, pre-payment penalty length/terms, recourse/non-recourse, assumable/not assumable, max LTV, desktop vs full appraisals, etc. 

Should I go back to wells Fargo?

You have not accounted for soft costs( vacancy, repairs and capex(capital expenditures)).

I still have a soft spot for the area though.

It's pretty obvious that we are not in the worst of markets and a soft landing is possible.