This allows me to compare a property that I'm looking at to similar properties (location, quality of finishes, size) in the area.

I can see something like that helping someone of my size.

You may have to use an individual/private investor for something of this size to get the funds for your rehab and then proceed with your refinance plan for the perm loan. 

I know that this is more a local problem with the big growth my building area is going through, mainly because of the smaller sizes of the cities and towns, in which I operate.

A good professional company will try to give all of their customers the best service they can despite their size. 

Take the employment issue.

We won’t show a house to a SEC 8 tenant who doesn’t have their paperwork yet for the exact reasons you stated. 1) Timing.  2) We need to confirm they have the right bedroom size and income to ensure they will qualify for our rent amount.  

Kitchen was doubled in size, full paint inside and out, re-glazed bathrooms and new flooring throughout.

Asset size?

Even though your mortgage payment is higher on this home, the location and size seem like it would be a great AirBnB which would get you the cash flow you need to support the mortgage.Just some thoughts!