There are some good options for lenders in our market however I would love to know if there is a lender that you have used that you love. 

Your Lender My suggestion to find #2 & #4 would be to go to the top of this page and click on FIND AN AGENT & FIND A LENDER.

Also 99% of DSCR lenders will say no due to the special dealing. 

Hi Geoffrey, there is a tiny chance they will agree to postpone but you need to contact the lender immediately (bank in this case) and provide the evidence that you are a serious buyer (this can include a signed purchase agreement and proof of funds).

For a refi, there are lenders that will go a bit lower.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

You need to look at your market and look at what the comps with same style pool are getting in that market compares to those without.

Your Lender My suggestion to find #2 & #4 would be to go to the top of this page and click on FIND AN AGENT & FIND A LENDER.

hard money lender?

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.